In Florida, milestone inspections are generally required for residential condominium and cooperative buildings that are three stories or more in height. The requirement is designed to identify significant structural deterioration in aging buildings and help protect residents and the public.
The requirement is part of Florida’s statewide structural inspection program and applies based on the building’s height, ownership structure, and age. The Florida Building Commission identifies the applicable scope as buildings that are three stories or more and are subject, in whole or in part, to condominium ownership under Chapter 718 or cooperative ownership under Chapter 719.
Which Buildings Are Covered?
A building generally falls under the milestone inspection requirement when it meets these basic criteria:
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It is three or more stories as determined under the Florida Building Code.
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It is subject, in whole or in part, to residential condominium ownership under Florida Statutes Chapter 718; or
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It is subject, in whole or in part, to residential cooperative ownership under Chapter 719.
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It has reached the applicable age requiring an inspection.
The requirement is not limited to buildings where every unit is individually owned. A qualifying building that is subject in part to the condominium or cooperative form of ownership can fall within the statute.
Are Single-Family Homes Required to Have a Milestone Inspection?
Generally, no. Florida’s milestone inspection provisions specifically exclude single-family, two-family, and three-family dwellings with three or fewer habitable stories above ground.
Therefore, a typical single-family house is not subject to the statewide condominium/cooperative milestone inspection requirement simply because it is an older building.
When Is the First Inspection Required?
The standard trigger is 30 years of age, calculated from the date the building’s certificate of occupancy was issued. After the initial milestone inspection, applicable buildings generally require another milestone inspection every 10 years.
Florida’s implementation schedule addressed older buildings in phases. Buildings that had already reached 30 years of age before July 1, 2022, had an initial deadline of December 31, 2024. Buildings reaching 30 between July 1, 2022, and December 31, 2024, had an initial deadline of December 31, 2025. Buildings reaching 30 after December 31, 2024, generally follow the rule requiring completion by December 31 of the year they reach 30.
Can the Requirement Begin at 25 Years?
Yes, in certain locations.
A local enforcement agency can determine that specific local circumstances require milestone inspections to begin at 25 years of age instead of 30 years. The statute identifies environmental conditions, including proximity to salt water, as an example of circumstances that may justify the earlier requirement. The local enforcement agency must adopt the applicable local circumstances by ordinance.
This is particularly relevant to Florida coastal communities, where salt exposure and other environmental conditions can contribute to deterioration of structural components.
What Does a Milestone Inspection Examine?
A milestone inspection is intended primarily to evaluate the building’s structural condition and signs of substantial structural deterioration. It is not simply a routine property inspection.
The inspection process can involve examination of structural components and areas that may provide evidence of deterioration. Depending on the findings, a more detailed Phase 2 inspection may be required when substantial structural deterioration is identified.
Property owners should also understand that a milestone inspection is different from a roofing inspection. A roof can be part of the overall building envelope and may be examined as part of a broader building assessment, but a milestone inspection should not automatically be treated as a comprehensive roofing condition report.
Why Should Condo Associations Pay Attention to the Roof?
For Florida condominium associations, structural inspection requirements often coincide with broader building-maintenance and reserve-planning obligations. An aging roof can create water-intrusion problems that affect insulation, decking, structural components, and interior areas.
A separate professional roofing assessment can therefore be valuable when an association is planning repairs, restoration, or replacement. Roofing contractors can document roof condition, identify maintenance issues, and provide information that helps the association plan future work.
For example, Shieldline Roofing can assist commercial and multifamily property owners with roof inspections, repairs, restoration, and replacement planning.
Key Takeaway
Florida milestone inspections primarily apply to residential condominium and cooperative buildings that are three stories or more in height. The standard statewide age trigger is 30 years, with inspections generally recurring every 10 years. Certain local jurisdictions can require the first inspection at 25 years because of local environmental conditions.
Because Florida’s milestone inspection requirements and building-code provisions can change, condominium and cooperative associations should verify the requirements applicable to their specific building with the appropriate local enforcement agency and qualified professionals.
For an aging Florida multifamily or condominium property, addressing structural inspection requirements early—and separately evaluating the roof’s condition—can help prevent unexpected deterioration, emergency repairs, and costly replacement decisions.
Related Questions
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