The milestone inspection requirement exists alongside the SIRS but serves a different purpose. SIRS evaluates reserve funding for structural components. The milestone inspection evaluates whether the building is structurally safe to occupy.
When a milestone inspection is required
Under F.S. 553.899, a milestone inspection is required for any building that is 3 or more stories in height:
- 30 years after the certificate of occupancy, if the building is more than 3 miles from the coastline
- 25 years after the certificate of occupancy, if the building is within 3 miles of the coastline
After the initial inspection, subsequent inspections are required every 10 years.
What the inspection covers
The milestone inspection has two phases:
Phase 1 is a visual examination of the building's structural components by a licensed engineer or architect. The engineer looks for signs of substantial structural deterioration. If no substantial deterioration is found, the inspection is complete.
Phase 2 is triggered only if Phase 1 identifies substantial structural deterioration. Phase 2 involves a more detailed investigation, which may include destructive or non-destructive testing, to determine the nature and extent of the deterioration and provide repair recommendations.
How to determine your building's deadline
The key date is the building's original certificate of occupancy. If your building was built in 1995 and is more than 3 miles from the coast, the milestone inspection was due by 2025 (30 years). If within 3 miles of the coast, it was due by 2020 (25 years).
The county property appraiser records typically show the year built. The building department where the original permit was issued has the certificate of occupancy date.
Who pays and what happens next
The association is responsible for arranging and paying for the milestone inspection. The results must be reported to the local building official and, if applicable, to the unit owners.
If Phase 1 finds no issues, the building is clear for 10 years. If Phase 2 is triggered, the engineer's repair recommendations become the board's action items, and the costs feed into the SIRS reserve calculations.
Summarized from the Florida Statutes for general reference. Your governing documents may contain provisions that modify or supplement the statutory requirements described here.