- Florida §553.899 · SB 4-D Compliant
Milestone Inspection
Florida — Phase 1 & Phase 2
Licensed structural engineers conducting Milestone Inspections for condominium and cooperative buildings across all of Florida. Sealed reports. County-ready submissions. No delays.
Years of Experience
Five-Star Reviews
Licensed Statewide
Serving: Miami-Dade · Broward · Palm Beach · Monroe · Collier · Lee · Sarasota · and all Florida counties
Florida's Milestone Inspection Law Explained
Florida’s Milestone Inspection (MI) law is codified under Section 553.899 of the Florida Statutes and was enacted through Senate Bill SB 4-D — the Building Safety Act — signed into law in May 2022. It was a direct legislative response to the June 2021 Champlain Towers South collapse in Surfside, FL, which claimed 98 lives and exposed a critical gap in Florida’s building oversight framework.
A Milestone Inspection is a formal structural evaluation of a building’s primary load-bearing systems — walls, columns, floors, balconies, and other critical components — performed by a Florida-licensed engineer or architect. Its purpose is to detect substantial structural deterioration before it becomes a life-safety emergency.
Prior to SB 4-D, Florida had no statewide mandate for routine structural inspections of aging residential buildings. Only Miami-Dade and Broward counties had their own recertification programs. The Milestone Inspection law extended that obligation to the entire state.
Florida Statutes §553.899 — Senate Bill 4-D (Building Safety Act), signed May 2022. Condominiums governed under Chapter 718 F.S.; cooperatives under Chapter 719 F.S.
Which Florida Buildings Are Required to Have a Milestone Inspection?
All residential condominium and cooperative buildings in Florida — including mixed-ownership buildings — that are three or more habitable stories in height are required to undergo a Milestone Inspection when the building reaches the applicable age threshold.
This applies to buildings fully or partially governed by a condominium association (Chapter 718, F.S.) or a cooperative association (Chapter 719, F.S.).
- Single-family homes
- Two-family homes (duplexes)
- Three-family homes (triplexes) with three or fewer habitable stories above ground
- Four-family dwellings with three or fewer habitable stories above ground
Florida Statutes §553.899 — Senate Bill 4-D (Building Safety Act), signed May 2022. Condominiums governed under Chapter 718 F.S.; cooperatives under Chapter 719 F.S.
Does Your Building Qualify? Compliance Requirements Explained
Condominium and cooperative associations governing residential buildings of three or more habitable stories are legally obligated to arrange, fund, and complete Milestone Inspections on schedule. Any management companies or community association managers contracted by the association are also required to follow the regulations as directed by the board.
There is no opt-out provision. The association bears full legal and financial responsibility. Individual unit owners do not arrange the inspection directly — however, costs are typically passed through via association assessments.
Failure to complete a required Milestone Inspection places the association in breach of the directors’ and officers’ fiduciary duty to unit owners — which can result in severe financial penalties, fines, and in extreme cases, the local enforcement agency posting the building as unsafe for occupancy.
Milestone Inspection Timeline: When Must Your Building Comply?
The inspection schedule is triggered by building age, measured from the date the certificate of occupancy (CO) was issued:
- All Florida buildings (standard)
- Within 3 miles of the coastline
- Local enforcement agency requires earlier action
- 30 years of age
- 25 years of age
- 25 years of age
- Every 10 years
- Every 10 years
- Every 10 years
- Certificate of occupancy issued on or before July 1, 1992
- Building turned 30 between July 1, 2022 – December 31, 2024
- Building turns 30 on or after December 31, 2024
- December 31, 2024
- December 31, 2025
- December 31 of the year it turns 30
The local enforcement agency may grant an extension if you can show a signed contract with a licensed engineer or architect is already in place but the inspection cannot reasonably be completed in time. Contact Souffront Engineering today to get under contract and protect your deadline.
How Does a Building Owner Learn a Milestone Inspection Is Required?
The local enforcement agency (LEA) — typically the city or county building department — notifies the condominium or cooperative association by certified mail, in accordance with Section 1803 of the Florida Building Code. Any non-association owners of a portion of the building are also notified.
The LEA notifies the association by certified mail, identifying the required inspection and the applicable deadline.
The association must inform all unit owners within 14 days of receiving the notice, including the specific compliance deadline.
From the date the notice is received, the association has 180 days to complete Phase 1 of the Milestone Inspection.
The association may deliver notice electronically if unit owners have previously consented to electronic communications from the association.
Even if the association never receives a certified mail notice, the legal obligation to complete the inspection on time remains in full force. Failure to receive a notice is not a valid defense against penalties.
Who Arranges and Pays for a Milestone Inspection in Florida?
The condominium or cooperative association is responsible for both arranging and funding the Milestone Inspection. This responsibility extends proportionally to any non-association owner of a portion of the building.
The association must hire a qualified professional directly. Only Florida-licensed engineers or architects — or teams operating under one as the registered design professional in responsible charge — are legally authorized to conduct a Milestone Inspection. Licenses can be verified at myfloridalicense.com using DBPR’s License Verification Tool.
Inside a Florida Milestone Inspection: The Two-Phase Process
A Milestone Inspection is structured in up to two phases. Whether Phase 2 is required depends entirely on what Phase 1 reveals. Both phases are conducted exclusively by Florida-licensed engineers or architects.
Visual Structural Assessment
Phase 1 is a visual inspection of the building’s entire structure — all habitable and non-habitable areas — to assess basic structural integrity. A licensed inspector analyzes all primary structural systems for signs of deterioration.
The objective is to confirm the structure is secure for continued use under present occupancy. A sealed report is submitted to the local enforcement agency upon completion.
✓ No substantial deterioration found → Phase 2 is not required.
In-Depth Structural Analysis
Phase 2 is only triggered when substantial structural deterioration is identified in Phase 1. It may involve both destructive and non-destructive testing, conducted with thoroughness proportional to the extent of damage found.
Our engineers deliver a comprehensive assessment of all areas of concern, along with a specific recommended repair program.
⚠ Only required if Phase 1 identifies substantial structural deterioration.
Significant structural distress or weakness affecting a building’s overall integrity — not surface imperfections such as hairline cracks or peeling paint. This determination is made solely by the licensed engineer conducting the inspection.
What Your Milestone Inspection Report Must Include
The licensed engineer or architect is required to provide a sealed copy of the inspection report and all findings to the association and the local building official. The report must contain:
- A description of how the inspection was performed — methodology, tools, and scope
- A complete list of material findings and recommendations
- Identification of any substantial structural deterioration, including nature, location, and severity
- A determination of whether unsafe or dangerous conditions were identified
- Recommendations for remedial or preventive repair of non-substantial deterioration
- Identification of areas requiring further inspection
- A separate summary of findings prepared for distribution to unit owners
- The signature and seal of the Florida-licensed professional who performed the inspection
- Summary distributed to each unit owner within 45 days of the association receiving the report
- Summary posted in a conspicuous location within the building
- Full report and summary published on the association's website if one is required by law
Next Steps After Your Milestone Inspection Is Complete
The association distributes the summary to unit owners within 45 days, posts it in the building, and schedules the next inspection in 10 years. No further structural action is required at this stage.
The engineer delivers a detailed report outlining all deficiencies and a recommended repair program with specific remediation steps.
The building owner must commence repairs within 365 days of receiving the Phase 2 report, unless the local governing body requires an earlier start.
Once all repairs are complete, a licensed professional reinspects the building and issues an amended report confirming all work is done and the building is cleared for continued occupancy.
How Structural Repairs Are Handled After a Phase 2 Inspection
When Phase 2 identifies deficiencies, the path forward is clearly defined. Repairs must commence within 365 days of receiving the report. The local governing body may require work to begin sooner.
At Souffront Engineering, we don’t just inspect — we guide you through what happens next. Our engineers provide clear repair recommendations, help you prioritize scope, and can refer you to qualified contractors experienced in Florida structural remediation. A finding is not a crisis; it is a defined, manageable path forward.
Buildings in Special Flood Hazard Areas (SFHAs) are subject to FEMA’s substantial damage rule: if repair costs exceed 49% of the building’s pre-damage market value, the entire structure must be brought into compliance with current flood regulations. Contact your local floodplain administrator for property-specific guidance.
Why Florida Associations Choose Souffront Engineering
With over a decade of structural engineering experience, a fully licensed team, and 60+ five-star reviews, Souffront Construction & Engineering delivers Milestone Inspections that are accurate, compliant, and submitted correctly the first time — every time.
Every inspection is conducted by Florida-licensed engineers and architects with deep expertise in condominium and cooperative structural assessments.
Our reports are signed, sealed, and formatted to each county’s submission requirements — accepted without revision requests, filed on your behalf.
We handle both phases, including all destructive and non-destructive testing — one team, one point of contact, from start to final submission.
From Miami-Dade to Palm Beach, Monroe to Sarasota — we serve all Florida counties with fast scheduling and county-specific expertise.
If Phase 2 findings require repairs, we walk you through every step and can refer qualified contractors to complete the work efficiently.
Most inspections are completed within days of scheduling. Reports are typically delivered within one to two weeks — keeping you ahead of your deadline.
Milestone Inspection Florida — Frequently Asked Questions
Who is accountable for ensuring a Milestone Inspection is completed?
Any management companies or community association managers contracted by a condominium association are required to adhere to the regulations as directed by the board. The condominium or cooperative association itself bears ultimate legal responsibility — not individual unit owners.
Who pays for the Milestone Inspection?
The condominium or cooperative association is responsible for all expenses related to the Milestone Inspection. Costs are typically passed through to unit owners via regular or special association assessments.
Who is qualified to perform a Milestone Inspection in Florida?
Only a Florida-licensed engineer or architect — or a team operating under one as the registered design professional in responsible charge — is legally authorized to perform a Milestone Inspection. You can verify credentials through the DBPR License Verification Tool at myfloridalicense.com.
How long does the association have to complete Phase 1 after receiving the inspection notice?
From the moment the notice is received, the association has 180 days to complete Phase 1 of the Milestone Inspection — whether in a condominium or cooperative association.
What happens if a Milestone Inspection and required repairs are not completed?
What's Coming Next in Florida's Building Safety Program
Florida’s building safety framework continues to evolve. Key developments to be aware of:
- Standardized Report Format: The Florida Building Commission is developing a uniform Milestone Inspection report format to ensure consistency across all jurisdictions statewide.
- SIRS Alignment: Associations completing a Milestone Inspection on or before December 31, 2026 may complete a Structural Integrity Reserve Study (SIRS) simultaneously — streamlining both compliance obligations in one process.
- DBPR Online Reporting: All associations are required to maintain an online account with DBPR’s Division of Condominiums, Timeshares and Mobile Homes for centralized compliance reporting and SIRS submission.
- HB 913 (2025): With the passage of HB 913, associations are now required to complete a Structural Integrity Reserve Study by December 31, 2025 — adding a financial compliance layer that works in parallel with the physical inspection program.
Other Inspection & Engineering Services We Offer
Souffront Engineering provides a full suite of structural inspection and engineering services across Florida — all performed by licensed professionals with county-specific expertise.
Structural & electrical compliance for aging buildings in Miami-Dade & Broward
Overall structural integrity assessments for residential & commercial properties
Mandatory reserve fund planning for Florida condo associations
Thermal imaging to identify hidden moisture and structural issues
Examination of vital structural components in 3-story+ buildings
Comprehensive evaluation of seawall condition and structural integrity
Detailed examination of sealant joints to verify adhesion
Spalling repair, rebar treatment, and waterproofing solutions
Pre-purchase and general property condition evaluations
Buildings We Inspect
Medical Buildings
High-rise Apts
Historical Buildings
Education Facilities
Apartments
Religious Buildings
Restaurants
Warehouses
Don't Wait — Schedule Your Milestone Inspection Today
Florida’s deadlines are firm. Our licensed engineers are ready to inspect, report, and submit — keeping your building compliant and your residents safe.