Milestone inspection reports are now a required part of building safety for Florida condominium and cooperative associations, especially for structures three stories or taller. These inspections are designed to ensure the structural integrity of aging buildings and protect residents throughout Florida.
Milestone Inspection Reports: Key Requirements for Florida Condos
Milestone inspection reports apply to all condominium and cooperative buildings in Florida that are at least three stories high. According to state law, the first inspection must occur when a building reaches 30 years of age, or 25 years if located within three miles of a coastline. After the initial milestone inspection, subsequent inspections are required every 10 years.
Which Buildings Must Complete Milestone Inspection Reports?
The law targets multi-story condominiums and cooperatives. Single-family homes, duplexes, and triplexes with three or fewer habitable stories above ground are exempt from these requirements. This regulation is focused on larger residential buildings where structural issues may pose greater risks to occupants.
Inspection Process for Florida Condominium Associations
Local authorities are responsible for notifying condominium associations when a milestone inspection is due. Upon receiving notice, the association must arrange for the inspection to be performed by a licensed architect or engineer.
Two-Phase Inspection Approach
- Phase 1: A visual structural inspection must be completed within 180 days of the official notice. The focus is on load-bearing walls and primary structural systems.
- Phase 2: If Phase 1 identifies substantial structural concerns, a more detailed investigation is required. This phase may include destructive testing and will specify necessary repairs or replacements. Repairs identified in Phase 2 must begin within 365 days of the report submission.
Reporting and Notification Responsibilities
The milestone inspection report must include details on the inspection methodology, findings, and recommendations for any required maintenance or repairs. The condominium association is responsible for both arranging and paying for the inspection. Associations must also notify unit owners within 14 days of receiving the official notice from local authorities.
Background: Why Milestone Inspection Reports Are Now Mandatory
The requirement for milestone inspection reports was enacted after the 2021 Surfside condominium collapse in Florida. According to state officials, the law aims to prevent similar tragedies by mandating regular structural assessments for older buildings. This legislation is part of a broader effort to improve building safety and transparency for residents and property owners.
Recent Legislative Updates and Local Enforcement
Recent updates to Florida law have clarified the deadlines for both inspections and repairs. Counties and municipalities have begun implementing local ordinances to oversee the process. Many local governments now provide online portals for associations to submit inspection reports and register their buildings.
Compliance and Consequences for Florida Condo Associations
Condominium and cooperative associations must comply with all milestone inspection and repair deadlines. According to Florida statutes, failure to meet these requirements can result in significant legal and financial consequences. Buildings that are not inspected or repaired on time may be declared unsafe by local authorities.
Importance of Proactive Maintenance
Building safety professionals emphasize the value of proactive maintenance and timely compliance. Regular milestone inspections are considered essential to protect residents and preserve property values. Associations are advised to maintain thorough documentation and stay informed about evolving regulations to ensure ongoing compliance.
Frequently Asked Questions About Milestone Inspection Reports
What is a milestone inspection report for Florida condos?
A milestone inspection report is a structural evaluation required for condominium and cooperative buildings in Florida that are three stories or taller. The inspection checks the building’s primary structural systems for safety and integrity.
How much does a milestone inspection cost for a condo association?
The cost of a milestone inspection varies based on building size and location. Condominium associations are responsible for paying for the inspection, which must be conducted by a licensed architect or engineer.
Are single-family homes in Florida required to complete milestone inspections?
No, single-family homes, duplexes, and triplexes with three or fewer habitable stories above ground are exempt from the milestone inspection report requirement.
Can you delay repairs identified in a milestone inspection report?
No, repairs identified during Phase 2 of the inspection process must begin within 365 days of the report submission, according to Florida law. Delays can result in legal and financial penalties.
Where are milestone inspection reports submitted in Florida?
Milestone inspection reports must be submitted to the local authority having jurisdiction, such as the county or municipal building department. Many local governments now offer online portals for report submission and building registration.
