Florida milestone inspections: who, when and what happens next
Since 2022 every Florida condominium and cooperative building three habitable stories or taller needs a structural milestone inspection at 30 years of age - earlier where the local building official requires it - and every ten years after.
Which buildings
Buildings three habitable stories or more in height that are wholly or partly a residential condominium or cooperative. One- to four-family dwellings of three or fewer habitable stories are not covered.
The association, and any owner of part of the building that is not in the condominium or cooperative, is responsible for having it done.
When it is due
- By December 31 of the year the building reaches 30 years of age, counted from its certificate of occupancy.
- By December 31 of the year it reaches 25 years, where the local enforcement agency decides local conditions - proximity to salt water, for example - call for it.
- Buildings that were already 30 before July 1, 2022 had until December 31, 2024; those reaching 30 between July 1, 2022 and December 31, 2024 had until December 31, 2025.
- Then every ten years.
How it starts
The local enforcement agency sends written notice by certified mail. The association must tell unit owners within 14 days, with the date the inspection must be complete. Phase one must be finished within 180 days of the notice - finished meaning the inspector has submitted the report to the building official.
Phase one and phase two
Phase one is a visual examination by a licensed engineer or architect. Phase two is required only if phase one finds substantial structural deterioration; cracks and staining alone do not count unless the inspector concludes they signal it.
A phase two progress report, with a timeline, is due to the building official within 180 days of the phase one report.
Repairs
Local governments must require repairs found in phase two to be commenced within 365 days of the report. If an owner cannot show repairs have been scheduled or started, the building official must decide whether the building is unsafe for occupancy.
What owners must be told
- Within 45 days of receiving the report, the association gives every unit owner the inspector's summary, whatever it says.
- The summary is posted in a conspicuous place on the property.
- If the association has a website, the full report and the summary go on it.
Engineers bidding on the repairs
A design professional who bids on the inspection must say in writing whether they also intend to bid on the repair work.
Look your building up free, or let Building watch email your board the day anything on record changes.
Source: Florida Statutes, section 553.899 (2026). General information, not legal advice. Requirements vary by jurisdiction and change; confirm with your building official.
Also: Structural integrity reserve studies (SIRS): what they cover and when · County building recertification (the "40-year" program)