A Florida Milestone Inspection is a structural inspection required for condominium and cooperative buildings that are three or more stories in height and were built before 1992 (or within 3 miles of the coast, before 1992).

What Is a Florida Milestone Inspection?

A Florida Milestone Inspection is a structural inspection required by Florida Statute 553.899 for condominium and cooperative buildings that are three or more stories in height. The inspection must be completed when the building reaches 30 years of age (or 25 years if the building is within 3 miles of the coastline), and every 10 years thereafter. The inspection must be performed by a licensed Florida engineer or architect.

Phase 1 vs. Phase 2 Milestone Inspection

A Milestone Inspection has two potential phases. Phase 1 is a visual inspection of the building's structural components — the engineer or architect examines the exterior and accessible interior structural elements for signs of substantial structural deterioration. If Phase 1 reveals no signs of substantial deterioration, the inspection is complete. If Phase 1 reveals signs of substantial structural deterioration, a Phase 2 inspection is required, which involves destructive testing, material sampling, and a more detailed structural investigation.

Milestone Inspection Deadlines and Requirements

Under Florida Senate Bill 4-D (2022), condominium and cooperative buildings that are 30 years old (or 25 years old if within 3 miles of the coast) must complete their first Milestone Inspection by December 31, 2024, or within 180 days of the building's 30th (or 25th) anniversary, whichever is later. Buildings that have already passed these thresholds must complete the inspection as soon as possible. The building's board of directors is responsible for commissioning the inspection and sharing the results with unit owners.

Pineland Engineering Milestone Inspection Services

Pineland Engineering (PE 39202 · AR102594) provides Milestone Inspections for condominium and cooperative buildings throughout Florida. Our licensed structural engineers perform Phase 1 visual inspections and, when required, Phase 2 investigations including destructive testing and structural analysis. We provide a written report documenting our findings and recommendations, which the building's board must share with unit owners within 45 days of receipt. Call (239) 233-5133 to schedule a Milestone Inspection.

Free Florida Engineering Tools

MilestoneAlert FLCheck if your building requires a Florida Milestone Inspection.Try it free →PermitCalc FLEstimate permit fees for your Florida project.Try it free →

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Frequently Asked Questions

What Is a Florida Milestone Inspection?

A Florida Milestone Inspection is a structural inspection required by Florida Statute 553.899 for condominium and cooperative buildings that are three or more stories in height. Phase 1 is a visual inspection of the building's structural components by a licensed engineer or architect. If Phase 1 reveals signs of substantial structural deterioration, a Phase 2 inspection (involving destructive testing and more detailed investigation) is required. The inspection must be completed within specified deadlines based on the building's age and location. Pineland Engineering provides Milestone Inspections throughout Florida.

What Florida code governs what is a florida milestone inspection?

The Florida Building Code (FBC), ASCE 7, and applicable FEMA flood maps govern requirements related to what is a florida milestone inspection in Florida. Local building departments administer and enforce these requirements. Pineland Engineering (AR102594 · PE 39202) can advise on the specific requirements for your project and location.

Who needs to understand what is a florida milestone inspection in Florida?

Property owners, contractors, architects, and engineers working on Florida projects all benefit from understanding what is a florida milestone inspection. Florida's high wind loads, coastal flood zones, and strict Florida Building Code enforcement make this knowledge especially relevant. Pineland Engineering (AR102594 · PE 39202) advises clients on these requirements throughout all 67 Florida counties — call (239) 233-5133 for a free assessment.

Does What Is a Florida Milestone Inspection? require a licensed engineer or architect in Florida?

In many cases, yes. Florida Statute 471 (engineering) and 481 (architecture) require that construction documents submitted for permit be prepared and sealed by a licensed Florida professional. Pineland Engineering holds both PE 39202 (structural engineering) and AR102594 (architecture), which means a single firm can handle the full scope — from structural calculations to architectural drawings.

Florida-Licensed · AR102594 · PE 39202 · Bilingual EN/ES

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Pineland Engineering — Designda Inc. — serves residential and commercial clients statewide. FL Architecture AR102594 · Engineering PE 39202. PO Box 417, Pineland, FL 33945.

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