Florida’s milestone inspection law establishes specific deadlines for qualifying condominium and cooperative buildings. Generally, a building that is three habitable stories or more must complete its initial milestone inspection by December 31 of the year it reaches 30 years of age, with inspections generally required every 10 years thereafter. The age is calculated using the date the building’s certificate of occupancy was issued.
Because Florida’s original implementation created special deadlines for older buildings, condominium and cooperative associations should understand which deadline applies to their property.
The Main 30-Year Deadline
Under Florida Statute §553.899, qualifying residential condominium and cooperative buildings that are three habitable stories or more must have a milestone inspection:
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By December 31 of the year the building reaches 30 years of age
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Every 10 years thereafter
The building’s age is based on the date its certificate of occupancy was issued. If the certificate of occupancy date is unavailable, the local building official may use other records establishing the building’s occupancy date.
Special Deadlines for Older Buildings
Florida established two special deadlines for buildings that were already approaching or had passed the 30-year threshold when the law took effect.
Buildings that reached 30 years of age before July 1, 2022:
The initial milestone inspection was required before December 31, 2024.
Buildings that reached 30 years of age on or after July 1, 2022, but before December 31, 2024:
The initial milestone inspection was required before December 31, 2025.
As of 2026, those two transition deadlines have passed. A qualifying building that was subject to either deadline should not assume that the requirement disappears because the original date has passed. The association should promptly work with its local enforcement agency and qualified architect or engineer to address compliance.
Can the Deadline Be 25 Years Instead of 30?
Yes.
Florida law allows a local enforcement agency to establish an earlier milestone-inspection requirement when local circumstances justify it. Environmental conditions, including proximity to salt water, are specifically identified as examples.
Where a local 25-year requirement applies, the inspection is generally due by December 31 of the year the building reaches 25 years of age, with subsequent inspections generally required every 10 years.
This is particularly relevant to coastal Florida properties, but associations should verify the rule applicable in their specific jurisdiction rather than assuming the 25-year threshold applies everywhere.
What Happens After the Local Agency Sends Notice?
The statutory deadline for the building is important, but there are also obligations after the association receives written notice from the local enforcement agency.
The association must notify unit owners of the required milestone inspection within 14 days after receiving the written notice and provide the date by which the inspection must be completed.
The law also provides that Phase One must be completed within 180 days after the owner or owners receive the written notice from the local enforcement agency. Completion means that the licensed architect or engineer performing the inspection submits the inspection report to the local enforcement agency.
Therefore, associations should not wait until the statutory deadline approaches before hiring an inspector.
Can an Association Get an Extension?
Potentially, yes.
Florida law allows the local enforcement agency to extend the initial milestone-inspection deadline when the building owner demonstrates good cause. One example is when the owner has already entered into a contract with a qualified architect or engineer but the inspection cannot reasonably be completed before the applicable deadline. Other circumstances may also justify an extension.
An extension is not automatic. The association should communicate with the appropriate local enforcement agency and obtain confirmation rather than assuming that hiring an inspector automatically extends the deadline.
What Happens After the Inspection?
A milestone inspection consists of Phase One and, when necessary, Phase Two.
Phase One is primarily a visual examination of the building’s habitable and nonhabitable areas and major structural components. If the licensed architect or engineer identifies substantial structural deterioration, a more detailed Phase Two investigation may be required.
After receiving the Phase One or Phase Two report, the association has another important communication deadline: it must distribute the inspector-prepared summary to unit owners within 45 days. The association must also post the summary on the property and, when applicable, publish the full report and summary on its website.
What About Future Inspections?
Once a qualifying building completes its initial milestone inspection, the general cycle is every 10 years. However, if a prior inspection performed before July 1, 2022 is accepted by the local enforcement agency as satisfying the milestone-inspection requirements, the next 10-year deadline is based on the date of that accepted inspection.
Associations should therefore keep the complete inspection documentation and verify the next due date with their professionals and local enforcement agency.
How Does This Relate to Roofing?
A milestone inspection is primarily a structural-safety inspection, not a comprehensive roofing inspection. The statutory purpose is to evaluate structural components and the building’s general structural condition as it affects safety.
Nevertheless, roof condition can be important to an aging condominium building. Persistent roof leaks can contribute to moisture intrusion and deterioration of underlying building components. Associations facing a milestone inspection or planning major repairs should consider obtaining a separate professional roof assessment to determine whether the roof needs repair, restoration, or replacement.
Key Takeaway
Florida’s standard milestone-inspection deadline is December 31 of the year a qualifying condominium or cooperative building reaches 30 years of age, followed by inspections every 10 years. Special transition deadlines required older buildings to complete their first inspections by December 31, 2024 or December 31, 2025, depending on when they reached 30. Local enforcement agencies may establish a 25-year trigger under qualifying local circumstances.
Associations should act well before the deadline by confirming the building’s certificate-of-occupancy date, checking local requirements, engaging a qualified architect or engineer, and understanding the subsequent reporting and owner-notification obligations.
For aging Florida condominium and multifamily properties, early roof and building-condition planning can also help associations identify potential repair needs before they become expensive emergencies. Shieldline Roofing can assist property owners and associations with professional roof evaluations, repairs, restoration, and replacement planning.
Related Questions
- Which Florida buildings are required to complete milestone inspections?
- What happens if an HOA fails to comply with SB-4D Milestone Inspections?
- What roof-related disclosures are required to prospective condo buyers?
- Is a Certificate of Completion the same as a Certificate of Occupancy for re-roofing?
- What is the statute of repose for roofing work in Florida?
- What is a private provider inspection and when is it worth using?
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