Florida Milestone Inspections: What Condo Associations Need to Know

If your condominium or cooperative building in Florida is approaching 30 years of age, milestone inspections are no longer optional. These structural safety inspections were mandated by the Florida Legislature following the 2021 Champlain Towers South collapse in Surfside, and they now sit at the heart of the state's building safety framework, alongside the Structural Integrity Reserve Study (SIRS).

This guide explains what a milestone inspection is, which buildings need one, when it's due, what happens during each phase, and how it connects to your association's reserve planning obligations.

What Is a Milestone Inspection?

A milestone inspection is a structural inspection of a condominium or cooperative building, performed by a licensed architect or engineer, to assess the life safety and adequacy of the building's structural components. Its purpose is to determine the general structural condition of the building as it affects the safety of residents, and to identify any substantial structural deterioration that requires repair.

Importantly, a milestone inspection is not a code compliance review. It does not require the building to be brought up to current construction standards, and it is not concerned with cosmetic issues. The focus is squarely on structural safety.

The requirement was established under Florida Statute 553.899, introduced by Senate Bill 4-D in 2022, refined by Senate Bill 154 in 2023, and further amended by House Bill 913, which took effect on July 1, 2025.

Which Buildings Need a Milestone Inspection?

Milestone inspections apply to condominium and cooperative buildings that are three stories or higher in height. Single-family homes, duplexes, and low-rise buildings under three stories are exempt, as are buildings not governed by a condominium or cooperative association.

One note of caution: HB 913 introduced the term "habitable stories" into parts of Florida's building safety law, which has raised questions for buildings such as two residential stories over a parking garage. The milestone inspection statute still refers to buildings "three stories or higher," so associations in this grey area should seek an opinion from their association counsel rather than assume an exemption.

When Is a Milestone Inspection Due?

The timing is tied to the age of the building, measured from the date the certificate of occupancy was issued:

• First inspection: by the time the building reaches 30 years of age, and before December 31 of that year.
• Coastal buildings: local enforcement agencies may require inspection at 25 years if the building is within 3 miles of a coastline, based on local environmental conditions such as salt-air exposure.
• Recurring inspections: every 10 years after the initial milestone inspection.

Buildings that had already passed these age thresholds when the law took effect were required to complete their first inspection by December 31, 2024 in most cases. Local enforcement agencies (your county or municipal building department) issue formal notices, and associations must arrange the inspection within 180 days of receiving one. If your building is at or near the threshold and has not been inspected, the association should act now rather than wait for a notice.

The Two Phases of a Milestone Inspection

Milestone inspections follow a two-phase structure.

Phase One: Visual Inspection

A licensed architect or engineer performs a visual examination of the building, including its major structural components, to assess overall structural condition. If the inspector finds no signs of substantial structural deterioration, the inspection is complete and no Phase Two is required. Many buildings pass at this stage.

Phase Two: Detailed Assessment

If Phase One reveals signs of substantial structural deterioration, a Phase Two inspection follows. This may involve destructive or non-destructive testing at the inspector's direction, and it is as detailed as necessary to determine the full extent of the deterioration and the repairs required.

After either phase, the inspector must submit a sealed report to the association and the local enforcement agency, identifying any deterioration, unsafe conditions, and recommended repairs. Associations must then distribute a summary to unit owners. Where a Phase Two report identifies required repairs, the association must commence them within 365 days, and under HB 913, local governments are now required to adopt ordinances enforcing that deadline.

Milestone Inspection vs SIRS: What's the Difference?

Milestone inspections and Structural Integrity Reserve Studies are companion requirements, and they're frequently confused. The simplest way to think about it: the milestone inspection assesses the building's structural condition today, while the SIRS plans and funds the repair and replacement of structural components over the next 30 years.

Key distinctions:

• Purpose. A milestone inspection is a safety assessment; a SIRS is a reserve funding study.
• Trigger. Milestone inspections are triggered by building age (30 years, or 25 for some coastal buildings); a SIRS is required for all condo and co-op buildings of three or more habitable stories regardless of age.
• Frequency. Both recur every 10 years, but on separate schedules.
• Output. A milestone inspection produces a structural condition report; a SIRS produces a funded reserve schedule for structural components.

The two work together in practice. A completed milestone inspection can inform the SIRS, and HB 913 allows associations to coordinate the two, including a narrow provision permitting a SIRS to be completed alongside a milestone inspection due on or before December 31, 2026. For a full breakdown, see our guide to the difference between a reserve study and a Structural Integrity Reserve Study, and our summary of Florida reserve study deadlines.

What Milestone Inspections Mean for Your Reserves

Here is the part many associations overlook: a milestone inspection can create sudden, substantial financial obligations. If a Phase Two report identifies required structural repairs, the 365-day repair clock starts, whether or not the association has the money set aside.

This is why milestone inspections and reserve planning cannot be treated as separate exercises. An association with a current SIRS and a well-funded reserve schedule can absorb inspection findings into an existing plan. An association with underfunded reserves may be forced into large special assessments or emergency borrowing on a compressed timeline.

Boards approaching a milestone inspection should review their reserve position beforehand, and update their reserve study promptly after receiving the inspection report so that any identified repairs are reflected in the funding plan.

How Reserve Study Group Can Help

Reserve Study Group prepares Structural Integrity Reserve Studies and standard reserve studies for condominium associations across Florida, and we regularly work alongside the engineers and architects performing milestone inspections to turn their findings into a clear, fundable long-term plan. If your building is approaching its milestone inspection, or you've received a report and need to update your reserve plan, request a proposal and our Florida team will be in touch.

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