In the wake of the tragic 2021 Surfside condo collapse, which claimed the lives of 98 people, Florida lawmakers took swift action to ensure the safety and structural soundness of condominium buildings across the state. One of the most significant results of that legislation is the requirement for milestone condo inspections—a new standard for maintaining accountability, transparency, and, most importantly, the structural integrity of multi-unit buildings.
Let’s break down what milestone condo inspections are, why they’re necessary, and what you should expect as a condo owner, buyer, or board member.
What Is a Milestone Condo Inspection?
A milestone condo inspection is a mandatory structural inspection required by Florida law for condominium buildings that are three stories or taller. It must be performed by a licensed architect or engineer to assess the building's structural integrity, particularly focusing on its major load-bearing components such as the foundation, walls, floors, and roof.
This inspection is designed to identify any signs of significant deterioration that could pose a risk to residents. It's not just about maintenance—it’s about catching potential hazards before they become disasters.
When Are Milestone Inspections Required?
The law requires these inspections to take place based on the age of the building and its location:
- If your building is within three miles of the coast, the first inspection must occur 25 years after the building received its certificate of occupancy.
- If it’s more than three miles inland, the first inspection is due at 30 years.
- After the initial inspection, follow-up inspections must be conducted every 10 years.
This timeline ensures that older buildings are checked regularly and that issues don’t go unnoticed for decades.
Two Phases of a Milestone Condo Inspection
The inspection is typically divided into two phases:
Phase 1: Visual Assessment
In this phase, the architect or engineer performs a visual inspection of the building. They look for signs of damage or wear—cracks in the walls, rusted rebar, sagging floors, water intrusion, or concrete spalling. The goal is to determine whether the building is structurally sound or if further analysis is necessary.
If no substantial problems are found, the inspection ends here.
Phase 2: In-Depth Structural Analysis
If the inspector identifies potential issues during Phase 1, Phase 2 kicks in. This involves more detailed testing and evaluation, which might include things like destructive testing (removing part of a wall or floor), lab analysis of materials, or structural modeling.
While more invasive and costly, Phase 2 ensures that serious problems aren’t overlooked and that residents aren’t living in a dangerous structure.
Why Are Milestone Condo Inspections So Important?
Before the milestone condo inspection law was enacted, there was no statewide requirement for ongoing structural inspections of aging condominium buildings. Many associations focused on cosmetic repairs or deferred maintenance to keep fees low—sometimes at the expense of safety.
The Surfside tragedy changed all that. The new law aims to prevent a repeat of that disaster by enforcing proactive building inspections and forcing associations to address problems rather than ignore them.
In short, milestone condo inspections are about prevention, transparency, and peace of mind.
What Happens After the Inspection?
Once the inspection is complete, the results must be shared with several key parties:
- The condo association board must receive the report.
- Local building departments must also be notified.
- All unit owners must be given a copy or have access to the report.
- If repairs are required, the association is responsible for making them within a reasonable timeframe.
The information gathered during the milestone condo inspection is also used in another related process: the Structural Integrity Reserve Study (SIRS). This study calculates how much money needs to be saved over time to fund necessary repairs and replacements—ensuring associations have the funds on hand when problems arise.
How Does It Affect Condo Owners and Buyers?
For current condo owners, milestone inspections may lead to:
- Increased maintenance fees to cover necessary repairs or reserve funding.
- Special assessments if the building is in poor condition.
- Temporary construction or inconvenience during repair work.
While this can be financially challenging, it’s a step toward long-term safety and property value.
For buyers, it’s essential to ask questions before purchasing a condo in Florida:
- Has the building undergone a milestone condo inspection?
- Were any issues found?
- Are there upcoming assessments for repairs?
- What does the reserve fund look like?
These answers can help you avoid unexpected costs or safety concerns down the line.
Challenges and Concerns
Like any new regulation, milestone condo inspections have stirred some concerns:
- Cost: Inspections and follow-up repairs can be expensive, especially for older buildings that have neglected maintenance.
- Access to engineers: With thousands of buildings now requiring inspection, there’s concern about a shortage of qualified professionals.
- Communication issues: Some associations may not be transparent with residents, leading to frustration or confusion.
Despite these challenges, most experts agree that the law is a necessary and overdue safeguard.
Final Thoughts
The milestone condo inspection law represents a turning point for Florida’s condo landscape. It’s a proactive, common-sense approach to protect the lives and investments of millions of residents living in mid- and high-rise communities.
While it may require adjustments—especially for associations that are underprepared—it ultimately fosters a culture of accountability and care. Condo living has always offered convenience and community, and now it can offer something even more valuable: peace of mind.
If you're a condo resident or considering buying in Florida, staying informed about milestone inspections is no longer optional—it's essential.