On-Site Inspections

Florida's Condominium Safety Law (SB 4-D), enacted after the 2021 Champlain Towers South collapse, requires milestone structural inspections for condominium and cooperative buildings three stories or taller. Phase 1 inspections are visual assessments of accessible areas. Phase 2 inspections involve destructive or non-destructive testing of structural components. Pineland Engineering performs milestone inspections for condominium associations and building owners throughout Florida. Our engineers are qualified to perform both Phase 1 and Phase 2 milestone inspections under Florida Statute 553.899.

Structural inspections assess the condition of a building's structural system — foundation, framing, connections, and load-bearing elements. We perform structural inspections for: • Pre-purchase due diligence • Insurance claims and coverage disputes • Storm damage assessment • Code enforcement compliance • After-the-fact permit support • Construction defect investigation Our inspection reports document observed conditions, identify deficiencies, and provide professional opinions on cause, extent, and recommended remediation.

Construction observation involves periodic site visits by a licensed engineer to verify that construction is proceeding in accordance with the approved drawings and specifications. This is different from a building department inspection — it's a professional service that protects the owner and provides documentation that the work was performed correctly. For coastal projects, construction observation is particularly valuable — verifying that pile driving, connection hardware, and flood zone construction details are installed correctly before they're covered up.

Many Florida municipalities require periodic recertification inspections for older buildings. Miami-Dade County's 40-year recertification program is the most well-known, but other counties have similar requirements. We perform recertification inspections and produce the reports required by your local building department.