Florida’s updated building safety laws are reshaping how condos and cooperatives manage aging structures. In response to the Surfside condo tragedy, the state introduced mandatory Milestone Inspections to ensure older buildings remain safe and structurally sound. If you’re part of a condo board, HOA, or property management team, now is the time to understand your responsibilities under these new rules—and how to prepare for compliance.
What Is a Milestone Inspection?
A Milestone Inspection is a structural evaluation required by Florida law for buildings that are at least three stories tall. These inspections assess the condition of key structural elements—such as concrete, steel reinforcements, balconies, and load-bearing systems—to identify safety concerns before they escalate.
Inspections are triggered based on the age of the building:
- At 30 years old for most structures
- At 25 years if the building is located within 3 miles of the coastline
Once the initial inspection is completed, follow-up inspections are required every 10 years.
Who Must Comply With the Law?
Milestone compliance applies to:
- Condominium and cooperative buildings three stories or taller
- Properties located in any Florida county
- Buildings that meet the age threshold defined in the law
Local building departments enforce compliance, and property owners or associations must meet deadlines or face penalties.
Why Milestone Inspections Matter in South Florida
South Florida’s environment is particularly harsh on buildings. The combination of salt air, high humidity, heat, and hurricane exposure speeds up structural deterioration. These inspections serve as a proactive safety measure—not just a legal obligation. Skipping or delaying compliance can lead to costly fines, forced evacuations, and liability issues in the event of a structural failure.
The Two Phases of a Milestone Inspection
- Phase 1
A licensed engineer performs a visual review of the building’s structural components to determine if any immediate risks or signs of deterioration are present. - Phase 2
If concerns are identified in Phase 1, Phase 2 involves a more in-depth analysis. This may include testing concrete strength, removing surface materials for closer inspection, or using non-invasive tools like ground-penetrating radar.
What to Expect From the Inspection Process
- Comprehensive evaluation of structural systems
- Documentation of findings, including photos and condition assessments
- Engineer-certified reports delivered to your board or management team
- Recommendations for any necessary repairs or follow-up actions
- Assistance with planning repairs or overseeing remediation if needed
Plan Ahead: 2025 Deadlines Are Approaching
Thousands of buildings across South Florida are nearing their first milestone deadline in 2025. Engineering firms are booking months in advance, and missing your deadline could lead to steep consequences. Getting started early is the best way to stay compliant and avoid costly delays.
Why Choose Plaza & Associates
With decades of experience in high-rise buildings and multi-family properties, Plaza & Associates offers expert guidance tailored to South Florida’s climate and regulations. Their team of licensed structural engineers delivers clear reports, practical solutions, and end-to-end support—whether your building is in Miami-Dade, Broward, Collier, or Palm Beach County.
From initial inspections to repair coordination, Plaza & Associates is a trusted partner in navigating Florida’s evolving building safety standards.
Milestone Compliance FAQs
What’s the difference between Phase 1 and Phase 2 of a Milestone Inspection?
Phase 1 is a visual assessment. Phase 2 is more detailed and may include testing or opening up structural components.
What happens if we fail the inspection?
Repairs will be required. A structural engineer can guide your team through the process of budgeting, hiring contractors, and ensuring compliance.
How often do we need to complete milestone inspections?
After the first inspection at year 30 (or 25 for coastal properties), inspections are required every 10 years.
What are the penalties for non-compliance?
Penalties vary but may include building violations, fines, recorded liens, or even orders to vacate unsafe structures.
Are two-story buildings included?
No. Only buildings that are three stories or taller must undergo milestone inspections.
Do we need to inform residents of the results?
Yes. Inspection results must be shared with all unit owners and posted prominently in the building.
Can we get help estimating repair costs?
Yes. Engineers can provide rough budgets and assist in obtaining contractor bids if repairs are needed. rough repair budgets or help secure contractor bids for the required work.