Florida Milestone Inspections: What You Need to Know
Florida Milestone Inspections, introduced in 2022, are mandatory for condominium and cooperative buildings that are three or more stories tall and 25 to 30 years old. These inspections ensure your building is structurally sound and safe for its residents.
When Are Inspections Required?
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The first Milestone Inspection must occur 25 or 30 years after the building's original Certificate of Occupancy.
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Inspections are required every 10 years thereafter.
What Does the Inspection Involve?
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Phase One: A visual examination to identify any noticeable structural issues.
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Phase Two: Conducted only if Phase One reveals signs of significant structural deterioration, providing a more in-depth assessment.
SERVICES
Inspection
Phase I A licensed architect or engineer will visually inspect all areas and major structural components of a building to assess its structural condition. If no significant deterioration is found, Phase Two of the inspection is unnecessary. The architect or engineer will submit a report to the condominium or cooperative association and the local building official. Phase II Phase Two of the milestone inspection is required if significant structural deterioration is found in phase one. This inspection will include recommendations for a program to fully assess and repair the affected areas of the building. The inspection determines the structural integrity of the building.
Repair
If Phase One of a building inspection reveals significant structural deterioration, Phase Two will be necessary to fully assess and recommend repairs for the affected areas. At VALERE Architects, a design-build firm, we are equipped to guide you through this process. Our team will help you navigate the required assessments and create a comprehensive plan for repairing distressed or damaged portions of your building. With our expertise in both design and construction, we ensure that your building’s structural integrity is restored efficiently and effectively. Let VALERE Architects support you in safeguarding the long-term stability of your property.
Design + Build
A design-build approach combines both the design and construction phases under one contract, streamlining the process by having a single team handle both aspects. This eliminates the need for separate designers and contractors, reducing delays, miscommunication, and costs. At VALERE Architects, we manage both design and construction to ensure a seamless experience, faster project delivery, and better budget control. By working together from the start, we address issues early, providing a cohesive plan that meets your goals. This unified approach ensures your building repairs or improvements are completed efficiently and on time.
READY FOR YOUR INSPECTION?
VALERE Architects is ready to help with your building's Milestone Inspection project. Get started today. Fill out the form below to get your free quote.
FREQUENTLY ASKED QUESTIONS
What is a Milestone Inspection?
Milestone Inspections involve a structural assessment of a building conducted by a licensed architect or engineer to evaluate its safety by examining its structural components and overall condition. These inspections cover load-bearing walls, primary structural elements, and primary structural systems. The inspection determines the structural integrity of the structure.
When are Milestone Inspections required?
Building Age Determination: The building's age is based on the issuance date of its certificate of occupancy. If unavailable, the local building official's records will determine the date. General Requirement: Buildings three stories or taller must undergo a Milestone Inspection by December 31 of the year they turn 30 and every 10 years thereafter. Coastal Buildings: If within 3 miles of a coastline, the first inspection is required by December 31 of the year the building turns 25, with subsequent inspections every 10 years. Older Buildings: For buildings with certificates of occupancy issued on or before July 1, 1992, the first inspection must occur before December 31, 2024. Responsibilities: Condominium or cooperative associations must arrange and cover all costs for Milestone Inspections and ensure compliance with these requirements.
Who can complete the Milestone Inspection?
All Milestone Inspections must be performed by a Florida licensed architect or engineer.
What does a Milestone Inspection determine?
The inspection assesses the building's overall structural condition, focusing on safety and identifying necessary maintenance, repairs, and structural component replacements.
How much time does a building have to comply after receiving notice?
Condominium or cooperative associations have 180 days to complete Phase One of the inspection after receiving notice.
What does a Phase One inspection consist of?
A milestone inspection has two phases. In Phase One, a licensed architect or engineer conducts a visual examination of the building's major structural components and provides a qualitative assessment of its structural condition. If no significant structural deterioration is detected, Phase Two is not required. "Substantial structural deterioration" refers to major structural distress impacting the building's overall condition and integrity. Surface imperfections like cracks, sagging, leaks, or peeling finishes are not included unless they indicate significant structural issues.
What does a Phase Two inspection consist of?
A Phase Two Milestone Inspection is required if substantial structural deterioration is identified during Phase One. This inspection is conducted to thoroughly evaluate areas of structural distress, confirm the building's structural soundness and safety for its intended use, and recommend a plan for assessing and repairing damaged sections. It may include investigative demolition, but preference should be given to locations that minimize disruption and are easiest to repair.
What happens after a Milestone Inspection is completed?
The inspector provides a sealed report to the association and relevant local authorities. This report includes detailed information about the inspection, a list of any substantial structural deterioration found, and descriptions of the extent of the damage. It also outlines recommended repairs, identifies unsafe or dangerous conditions, and suggests preventive measures or repairs for items that, while damaged, do not qualify as substantial structural deterioration. Additionally, the report includes a list of items requiring further inspection.
Is VALERE Architects licensed in Florida?
Yes, VALERE Architects is fully licensed in Florida. We actively work on projects across the country and have extensive experience navigating Florida's unique requirements, ensuring compliance and excellence in every project.
Can VALERE Architects help with building improvements beyond the Milestone Inspection?
Absolutely! After the Milestone Inspection, if repairs require opening walls, floors, or ceilings, it’s a great opportunity to upgrade systems, finishes, and more. VALERE Architects can assist with additional improvements that align with your building's needs, providing a seamless experience for any work beyond the inspection.
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