Florida milestone inspections were passed into law in 2022 and apply to condominium and cooperative associations three or more stories in height and 25 to 30 years old.
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m2e is Florida’s top consulting engineering firm. Our architects and engineers have the licenses, certifications, knowledge and experience you need to perform an accurate milestone inspection in your cooperative or condominium association building.
Keep reading to know what milestones inspections are and how our team goes above and beyond the requirements, to deliver reports that can guide your association’s decision-making for years.
What Is A Milestone Inspection, And What Are The New Statutes?
A milestone inspection is an inspection of the structural and electrical components of a Florida building, including its load-bearing walls, primary structural members, and primary structural systems. Milestone inspections are performed by licensed architects and engineers authorized to practice in Florida, and investigate the safety and adequacy of a building’s structural and electrical systems to determine whether it’s suitable for human occupancy. Milestone inspections also determine whether any structural or electrical component requires maintenance, repair, or replacement.
Which Buildings Need Miles Inspections?
Condominium or cooperative buildings that are 25 to 30 years old.
In 2022, Governor DeSantis signed into law Senate Bill 4-D to respond to the Surfside collapse. This law modifies Florida Statutes Chapters 553, 718, 719, and 720.
As explained in Chapter 553.899, Milestone inspections apply to:
- Condominium associations and cooperative associations that are three stories or more in height, 25 years old based on the Certificate of Occupancy (CO), and are within 3 miles from the coastline, or
- 30 years old based on the CO, and are more than 3 miles from the coastline.
- After the initial milestone inspection after 25 or 30 years, the relevant associations must coordinate a new one every ten years.
Milestone Inspection Phases
Milestone inspections are divided into two phases. The first one is a general inspection of the building’s structural integrity. If “substantial structural deterioration” is found, a second phase follows.
Phase One Milestone Inspections
One of our licensed architects or engineers visually examines habitable and non-habitable areas of the building, including the major structural components. Our inspector will then provide a report or qualitative assessment of the findings.
If no substantial structural deterioration is found in any components, Phase Two doesn’t take place, and a certification is issued to the building.
Phase Two Milestone Inspections
If substantial structural deterioration is found, Phase Two is necessary. “Substantial structural deterioration” is “structural distress that negatively affects a building’s general structural condition and integrity.”
Phase Two inspections may be as extensive or limited as determined by the professional performing the inspection/certification. They may involve destructive or non-destructive testing according to our inspector’s judgment. The objective of Phase Two is to find whether there are indications that the building is structurally unsound and unsafe for occupancy.
After the inspection
After completing Phase One of Two of the milestone inspection, our inspector submits a signed and sealed copy of the report with a separate summary, including the material findings and recommendations. The report must be delivered to the local government’s relevant associations and the building official with jurisdiction. The report includes the following:
- The seal and signature of the inspector.
- The type of inspection performed.
- A listing of the substantial structural deterioration, a description of the deterioration extent, and recommended repairs.
- A list of unsafe or dangerous conditions if such were observed, A list of preventive measures or repairs for damaged items that don’t amount to substantial structural deterioration.
- A list of items requiring further inspection.
- If substantial work is required, a plan for phasing the work and maintaining the safety of the building.
Structural Integrity Reserve Study (SIRS)
In addition to performing milestone inspections, our architects and engineers perform the law-mandated Structural Integrity Reserve Studies (SIRS) as well. A SIRS is, much like a milestone inspection, a non-invasive visual inspection related to the safety and structural integrity of the building.
A SIRS aims to determine the funds required to perform future major repairs, maintenance, or replacements of the structural components. The benefits of a SIRS are:
- A complete review of an association’s cost of ownership.
- A plan for optimizing reserve funds.
- Budgeting reports to guide the association’s priorities and decision-making.
Repair Strategy And Financial Guidance
If your building is required to perform a Milestone Inspection and SIRS, don’t delay. . Our licensed professionals will provide a report with the findings of the building’s structural and electrical integrity and potential necessary repairs and a series of funding management reports that can guide an association’s decision-making for years to come.
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FAQs
What Are Milestone Inspections In Florida?
Milestone inspections are structural inspections of a Florida building, including its load-bearing walls, primary structural members, and primary structural systems.
A milestone inspection aims to determine whether a building is safe to occupy.
What Are The Phases Of Milestone Inspections In Florida?
Milestone inspections are divided into Phase One and Phase Two.
In Phase One, a licensed inspector visually examines habitable and non-habitable areas of the building, including the major structural and electrical components. If no substantial structural deterioration is found in any components, Phase Two doesn’t take place.
Phase Two takes place if the inspector finds substantial structural deterioration. Substantial structural deterioration is “structural distress that negatively affects a building’s general structural condition and integrity.” Phase Two may include destructive and non-destructive tests.
What Happens After A Milestone Inspection In Florida?
The inspector delivers a sealed report to the association and relevant local authorities. The report includes the following:
- Information about the inspection.
- A listing of the substantial structural deterioration found.
- Descriptions of the extent of the deterioration.
- A list of recommended repairs.
- A list of unsafe or dangerous conditions.
- A list of preventive measures or repairs for damaged items that don’t amount to substantial structural deterioration.
- A list of items requiring further inspection.
Which Buildings Need Milestone Inspections In Florida?
Condominium and cooperative associations that are three or more stories in height and 25 to 30 years old depending on how close they are to the coastline.
When Should Milestone Inspections Be Performed In Florida?
When the relevant buildings are 25 or 30 years old, according to the Certificate of Occupancy, after the initial milestone inspection, a new inspection is performed every ten years.
Who Performs Milestone Inspections In Florida?
Architects or engineers licensed to perform these inspections in Florida.
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