Understanding Milestone Inspections: Key Insights for Communicating with Florida Residents

In an effort to ensure the long-term resilience of structures throughout the state, the Florida Senate recently introduced Milestone Inspection requirements for condominium and cooperative buildings. These inspections play a crucial role in ensuring the safety, longevity, and structural integrity of older residential buildings, particularly in coastal areas where environmental factors may accelerate wear and tear. Clearly communicating the significance of these inspections to residents is a priority for municipalities across the State. We’ve pulled together some answers to commonly asked questions to help make resident education easier. 

What is a Milestone Inspection?

A Milestone Inspection is a structural evaluation designed to assess the overall safety of a condominium or cooperative building. The inspection’s primary goal is to identify any signs of structural distress or deterioration that could pose risks to residents, giving property managers and owners the information they need to address issues before they escalate into serious safety concerns.

How Do You Know If A Building in Your Community is Eligible?

Not all condominium and cooperative buildings are subject to these inspections. The Florida Milestone Inspection mandate applies to buildings based on age and height:

• Buildings that are 30 years or older in 2024 and are at least three stories tall must undergo a milestone inspection.
  • For buildings located within three miles of the coastline, the timeline accelerates, and they may need to be inspected at an earlier age, typically 25 years.

These inspections are divided into two phases:  

• Phase I: A visual examination of the building’s structure. A licensed architect or engineer will visually assess the building to identify any clear signs of structural damage or deterioration. If no issues are found during Phase I, no further inspections are necessary.
• Phase II: If Phase I identifies potential concerns, Phase II involves a more detailed, in-depth investigation. This can include destructive testing to uncover hidden issues beneath the surface, ensuring that any substantial structural deterioration is thoroughly investigated and addressed.

What are the Deadlines for Phase I and Phase II?

The deadlines for compliance vary depending on the building's location and age. Here are some key deadlines:

• If the building reaches 30 years of age before July 1, 2022, the initial milestone inspection must be completed by December 31, 2024.
• If the building reaches 30 years of age between July 1, 2022, and December 31, 2024, the milestone inspection must be completed by December 31, 2025.
• If the building will reach 30 years of age after December 31, 2024, the milestone inspection must be completed by December 31 of the 30th year.

If a building falls under this category, it's important to communicate this to residents and start the inspection process now to avoid penalties. Milestone inspections are designed to prevent disasters by identifying structural issues before they become critical. Ensuring buildings’ safety not only protects residents but also helps maintain property value and compliance.

Learn more about these deadlines here.

Common Questions‍

• How will residents in my community be notified if their building requires an inspection?
  • Typically, your building official takes on the responsibility of notifying condominium and cooperative associations as well as non-association owners via mail. Associations are required to inform residents within 14 days of receiving the notice and provide details on the deadlines for both Phase I and Phase II inspections. It’s important to ensure that condominiums and cooperative associations are notifying residents in your community.

• How long does the inspection process take?
  • The duration of the inspection process depends on the size and complexity of the building. Phase I inspections typically take a few days to complete, while Phase II inspections, which involve more in-depth evaluations, may take longer. Owners and associations should plan for potential delays if additional work is required following the initial assessments.

• What is “substantial structural deterioration”?
  • “Substantial structural deterioration” refers to significant structural distress or weakening that impacts the safety and integrity of the building. This does not typically include cosmetic issues like cracks, water stains, or peeling paint unless an engineer or architect determines that they indicate a deeper structural issue.

• Are buildings with recent renovations still required to undergo Milestone Inspections?
  • Yes, even buildings that have recently undergone structural renovations may still be required to complete a Milestone Inspection. The purpose of the inspection is to ensure that the building remains structurally sound, and it applies to all eligible buildings regardless of past renovations. Your community’s Building Official or Inspector should determine if any exemptions or adjustments apply based on the inspection.‍

Some Helpful Resources from Florida Municipalities

• Pinellas County, FL
• City of Tampa, FL
• Collier County, FL
• City of Naples, FL

How Forerunner Can Help

At Forerunner, we provide specialized tools designed to assist building departments in completing their Milestone Inspections. Our platform enables users to efficiently collect, document, and manage property data, ensuring accuracy and organization throughout the inspection process. With features like photo documentation, structured data collection, and deadline management, building departments can ensure all necessary information is gathered and tracked seamlessly.

To learn more about how Forerunner can streamline your Milestone Inspection process and help your department stay compliant, visit our website or email us at support@withforerunner.com.