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A large part of our business is in the residential & commercial real estate sector. Luxury condominium communities' design, construction monitoring, and now Milestone Inspections as mandated by SB-4D parks are huge opportunities for beautiful spaces.
Effective May 26, 2022, mandatory structural inspections are required for condominium and cooperative association buildings three (3) stories or taller. These “Milestone Inspections” are performed by EMA structural engineers, licensed to practice in the state of Florida.
Applicable buildings must have a Milestone Inspections Florida once the building reaches a 25 or 30 year age, then every 10 years thereafter.
- Within three (3) miles of the coastline: 25 years of age
- More than three (3) miles of the coastline: 30 years of age.
Milestone Inspections
Addition of F.S. 533.889 – Milestone Inspections
What buildings does this law affect, and what does the new law say?
Structural inspections are now mandatory for condominium and cooperative buildings that are 3 stories or greater in height.
What do I have to do?
Have a Milestone Inspection performed when a building is 30 years old and every ten years after the initial inspection. If your building is within 3 miles of the coastline, a Milestone Inspection must be performed when the building is 25 years old and every ten years after the initial inspection.
What else do I need to know about this inspection?
The purpose is to verify the safety and adequacy of the structural components of the building. There are two possible phases of this Milestone Inspection. If you pass the first, you don’t need the second. If you don’t pass the first, you’re required to have the second performed, which is much more extensive.
Phase 1 is a visual examination and qualitative assessment. Ideally, this will be all you have to complete.
Phase 2 is a full assessment of distress to determine if the building is structurally sound and safe for its intended use. The inspector is to recommend a program for complete evaluation and repair of distressed and damaged portions of the building.
A Florida Licensed Engineer or Architect must perform both phases of this Milestone Inspection.
When is the deadline?
If your building is over 30 years old (or 25 if you’re within 3 miles of the coast), you must complete this inspection by December 31st, 2024.
We at SFPMA recommend you know about this new Florida condo law?
Don’t wait to get started on this. If you act now, you can likely avoid a Phase 2 inspection by correcting any items that might force you into a Phase 2, before the December 31st, 2024 date. Those who wait may be forced into a more expensive Phase 2 can’t make necessary repairs in time. (*If a building is less than 3 miles from the coastline, these inspections start at year 25).
Structural Integrity Reserve Studies
Amendment of F.S. 718.103, 718.112, 719.103, 719.106
What buildings does this law affect?
Structural inspections are now mandatory for condominium and cooperative buildings that are 3 stories or greater in height.
When is the deadline?
You must complete this study by December 31st, 2024.
Apartments
We have extensive experience in structural engineering, design, and construction inspection in Florida. We presently also perform Milestone Inspections Florida as mandated by Florida law SB-4D, remodeling and restoring existing apartments.
We also have extensive experience in performing hurricane damage inspections Florida after major storms and hurricanes, our inspections include roof damage by wind, foundation damage by erosion, wave vs wind study, cause & origin, structural damage to buildings by flood.
Condos
If you need engineering services related to structural engineering, Milestone inspections Florida Phase One, or Hurricane damage Inspections in Florida, Look no further, just call us.
IMPORTANT WARNING ABOUT THIS LAW
In the past, Florida legislation did not require condo associations to fund their reserve studies fully, and there were loopholes and workaround that gave condo owners flexibility with their funds.
*This new law requires associations to keep their structural integrity reserves fully funded based on the reserve study or risk legal backlash.
This change gives the inspectors an extreme amount of power, and you should hire yours with extreme caution.
Many of these inspectors are more conservative by profession and have a significant incentive to err on the side of caution when it comes to their inspections. This caution is often productive when management can take their recommendations with a grain of salt, get second opinions, or do further research to make final decisions and we suggest meeting with your Lawyers to look over these inspections and reserves.
With these new laws, if the inspector incorrectly claims a building needs extensive repair and to keep considerable funds on reserve, legally, the associate must comply. Associations can face financial hardship due to an overly conservative or improperly trained inspector. Make sure your inspector employs a sensible approach when making any and all recommendations for repairs and funding.
The Florida Building Commission, in consultation with the State Fire Marshal, is required to go over the new inspection requirements and make recommendations to the legislature and governor by the end of 2022.
