Florida’s milestone inspection requirement applies to condominium associations and cooperative associations that own or operate residential buildings of three or more stories. The law does not apply to single-family homes, townhomes, or non-residential structures.

The age thresholds are calculated from the date the building received its certificate of occupancy:

• 25 years — for buildings within three miles of the coastline (including barrier islands, beachfront communities, and coastal areas)
• 30 years — for buildings more than three miles from the coastline

Buildings that had already reached or exceeded these age thresholds when the law took effect were subject to expedited compliance deadlines. Many of these deadline windows have already passed or are approaching. Associations that have not yet completed a milestone inspection for an eligible building should treat this as an urgent matter.

The coastal proximity factor is determined geographically. The three-mile measurement applies to proximity to the Atlantic Ocean, the Gulf of Mexico, or any tidal body of water — including Biscayne Bay, Tampa Bay, the Indian River Lagoon, and similar inland coastal waterways.

Enforcement falls to local building departments. Miami-Dade and Broward counties have long-standing building recertification programs that interact with the statewide mandate. Association boards and property managers should be familiar with both the state requirements and any applicable local requirements.

Understanding what a milestone inspection involves helps associations prepare effectively and avoid surprises.

Phase 1: Visual Inspection

Phase 1 begins with a site visit by a Florida-licensed professional engineer or architect. The inspector conducts a systematic visual examination of:

• Foundation and below-grade elements (to the extent accessible)
• Columns, beams, and structural frames
• Load-bearing walls
• Floor and roof slabs and framing
• Parking structures and podium levels
• Balconies, catwalks, and elevated exterior elements
• Areas with visible signs of cracking, spalling, corrosion staining, or water intrusion

Phase 1 typically takes one to several days for a standard midrise building. If no substantial structural deterioration is found, the Phase 1 report is the final deliverable.

Phase 2: Detailed Investigation

If Phase 1 reveals substantial structural deterioration, Phase 2 testing may include:

• Sounding surveys to detect delaminated or hollow concrete
• Removal of finishes, stucco, or cladding to expose underlying structure
• Carbonation depth testing
• Half-cell potential testing for reinforcing steel corrosion activity
• Core sampling and laboratory analysis of concrete
• Chloride content testing at the level of the reinforcing steel
• Structural analysis to assess load capacity based on observed deterioration

Reporting and Local Building Official Review

Both Phase 1 and Phase 2 reports must be submitted to the local building official within a specific timeframe. The building official reviews the findings and may issue a notice requiring corrective action. In cases involving serious structural deterioration, the building official has authority to order the building or portions of the building vacated until repairs are completed.

After the Inspection: Repairs and Reserve Funding

A milestone inspection report often has significant financial implications. Florida law now also requires associations subject to the milestone inspection mandate to conduct a Structural Integrity Reserve Study (SIRS). M2E provides both milestone inspection and SIRS services, allowing us to coordinate these processes efficiently.

Structural Integrity Reserve Studies (SIRS)

The same legislation that created the milestone inspection mandate — SB 4-D — also established the requirement for Structural Integrity Reserve Studies. A SIRS is a professionally prepared analysis that establishes the estimated remaining useful life and replacement cost of major structural components, and calculates reserve funding needed over time.

Milestone inspection findings are directly relevant to the SIRS. Associations that complete their milestone inspection first are better positioned to provide accurate data to the SIRS engineer. M2E performs both services and can structure the engagement to maximize efficiency.

40-Year Recertification (Miami-Dade and Broward Counties)

Miami-Dade and Broward counties operate their own mandatory structural and electrical recertification programs for buildings reaching 40 years of age. Buildings in these counties may be subject to both the statewide milestone inspection and the county 40-year recertification requirement. M2E is experienced with both programs and can coordinate the work to minimize disruption and cost.

Forensic Engineering and Concrete Restoration

When milestone inspections reveal structural deterioration requiring repair, associations frequently need additional engineering support. M2E’s forensic engineering and concrete restoration services carry the process forward from inspection findings to completed repairs. This continuity means associations work with a single engineering team that already understands the building’s conditions.

• Experience with hundreds of inspections statewide. M2E has conducted structural inspections on residential buildings throughout Florida — along the Atlantic coast, the Gulf coast, in South Florida’s dense urban core, and in Central Florida’s growing inland markets.
• PE-licensed engineers on every project. Every milestone inspection is led by a Florida-licensed Professional Engineer. You receive a report prepared and sealed by a PE, not delegated to unlicensed field staff.
• Fast turnaround without sacrificing thoroughness. M2E structures our inspection engagements to move efficiently from site visit to final report, with clear timelines established at the outset.
• Clear, defensible reports. We document findings with photographs, clear descriptions, and straightforward conclusions — designed to withstand scrutiny from building officials, legal counsel, and regulatory proceedings.
• Deep familiarity with local building departments. M2E has experience working with building departments throughout Florida, including Miami-Dade, Broward, Palm Beach, Hillsborough, Pinellas, Orange, and Sarasota counties.
• Full-service capability. From the initial Phase 1 inspection through Phase 2 investigation, SIRS preparation, repair design, and construction oversight. Our condominium services practice provides end-to-end engagement.

Our offices in Coral Gables, West Palm Beach, and Orlando allow us to serve clients efficiently across the state, from the Florida Keys to Jacksonville and from Tampa Bay to the Treasure Coast.