A Florida milestone inspection must be performed by a qualified, Florida-licensed architect or engineer who is authorized to practice in the state. The requirement is established under Florida Statute §553.899 and applies to the structural inspection of qualifying condominium and cooperative buildings.
The inspection is not simply a routine property inspection or roof inspection. Its purpose is to evaluate the building’s structural condition, including load-bearing elements and primary structural members and systems, and to determine whether substantial structural deterioration could affect the building’s safety.
Who Can Perform the Inspection?
Florida law specifically identifies two professional categories:
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A Florida-licensed architect under Chapter 481
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A Florida-licensed professional engineer under Chapter 471
The architect or engineer must be authorized to practice in Florida. The professional is responsible for performing the milestone inspection and attesting to the life safety and adequacy of the building’s structural components.
The law does not require the professional to hold a separate “milestone inspection license.” Instead, the critical qualification is being properly licensed as an architect or engineer and authorized to practice in Florida.
Can a Team of Professionals Perform the Inspection?
Yes. Florida law allows milestone inspection services to be performed by a team of professionals.
However, an architect or engineer must act as the registered design professional in responsible charge. The appropriate qualified team members must sign and seal their portions of the work and reports.
This arrangement can be useful for larger or technically complex buildings where the inspection may require expertise in different structural or building systems.
The condominium association should confirm who will be responsible for the overall inspection and make sure the professionals involved have the appropriate Florida licenses and experience.
What Does the Qualified Professional Actually Inspect?
A milestone inspection consists of two potential phases.
Phase One
Phase One is primarily a visual examination of habitable and nonhabitable areas of the building, including major structural components. The architect or engineer provides a qualitative assessment of the building’s structural condition.
If the professional finds no signs of substantial structural deterioration, a Phase Two inspection is generally not required.
Phase Two
If Phase One identifies substantial structural deterioration, a more detailed Phase Two inspection is required. The scope can include destructive or nondestructive testing, depending on what the architect or engineer determines is necessary to establish the extent of deterioration.
The professional then prepares the required report identifying substantial structural deterioration and recommended repairs where applicable. The report must bear the architect’s or engineer’s seal and signature or electronic signature.
Does a Roofing Contractor Qualify?
A roofing contractor alone does not qualify to perform the statutory milestone inspection.
A roofing contractor can inspect and evaluate a roof, provide repair or replacement recommendations, and perform roofing work, but the statutory milestone inspection must be performed under the authority of the appropriately licensed architect or engineer.
This distinction is important for condominium associations. A roof inspection and a milestone inspection serve different purposes.
A professional roofing assessment may examine:
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Roofing membrane condition
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Flashing and penetrations
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Drainage
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Ponding water
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Roof leaks
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Insulation
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Roof decking
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Previous repairs
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Remaining roofing service life
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Repair, restoration, or replacement options
A milestone inspection, by contrast, focuses on the structural integrity and life-safety condition of the building.
Should the Association Hire an Architect or Engineer?
Either may qualify under the statute. The association should select a professional with appropriate experience with existing condominium or multifamily buildings, structural deterioration, Florida’s environmental conditions, and milestone inspection requirements.
Experience is particularly valuable for older Florida buildings exposed to high humidity, salt air, wind, water intrusion, and other conditions that can contribute to deterioration.
Associations should also verify the professional’s current Florida license status and understand the scope of services included in the contract.
What About Conflicts of Interest?
Florida law contains specific disclosure requirements. An architect or engineer who bids to perform a milestone inspection must disclose in writing if they intend to bid on maintenance, repair, or replacement services that may be recommended by the inspection. The law also establishes restrictions and disclosure requirements concerning contractors or design professionals who have financial or family relationships with the inspection firm.
This is important because the inspection should provide an objective assessment of the building’s condition rather than function primarily as a sales opportunity for repair or replacement work.
How Should a Condominium Association Choose an Inspector?
Before hiring a professional, the board should consider:
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Florida license status — Confirm that the architect or engineer is properly licensed and authorized to practice.
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Relevant experience — Ask about previous milestone inspections and similar multifamily buildings.
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Structural expertise — Confirm experience evaluating aging structural systems and deterioration.
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Scope of inspection — Understand exactly what Phase One and any potential Phase Two services include.
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Reporting requirements — Confirm that the professional will prepare and submit the required sealed reports.
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Independence — Review any potential conflicts of interest and required disclosures.
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Insurance and qualifications — Ask for appropriate professional credentials and insurance information.
The Florida Department of Business and Professional Regulation also directs complaints involving architects or engineers performing milestone inspections to the appropriate professional licensing boards.
How Does This Relate to the Roof?
Although the milestone inspection is not a substitute for a comprehensive roof inspection, roofing conditions can be relevant when water intrusion or deterioration affects structural components.
For example, long-term roof leaks can contribute to deterioration of underlying structural materials. If a milestone inspector observes evidence suggesting that roof-related water intrusion has affected structural components, additional investigation may be necessary.
For this reason, condominium associations can benefit from coordinating a professional roof condition assessment with their broader building-maintenance planning. Shieldline Roofing can assist condominium and multifamily property owners with roof inspections, repairs, restoration, and replacement planning.
Key Takeaway
Only a Florida-licensed architect or engineer authorized to practice in the state can perform the statutory milestone inspection, although the inspection services may be completed by a team of qualified professionals under an architect or engineer acting as the registered design professional in responsible charge.
A roofing contractor cannot substitute for the required architect or engineer, but a qualified roofing professional can provide valuable supplemental information about roof condition, leaks, deterioration, and repair or replacement needs.
For Florida condominium associations, selecting an appropriately licensed and experienced professional—and understanding the difference between a milestone inspection and a separate roofing assessment—is essential for effective building safety and long-term maintenance planning.
Related Questions
- What are the compliance deadlines for milestone inspections?
- Which Florida buildings are required to complete milestone inspections?
- What roof-related disclosures are required to prospective condo buyers?
- How should an association handle unit owner damage claims from roof leaks?
- How does the association’s master policy interact with unit owner HO-6 policies?
- What is a private provider inspection and when is it worth using?
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