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Florida Milestone Inspections

Your Milestone Inspection Experts

On May 26, 2022, Florida Governor Ron DeSantis signed Senate Bill SB 4-D: Building Safety. This statute states that all condominium or cooperative buildings that are 25 or 30 years of age or older, with three or more floors in height must conduct structural integrity assessments known as Milestone Inspections

These inspections must be performed by a licensed architect or engineer. The purpose of a Milestone Inspection is to ensure a building’s safety through an assessment of its structural components and general structural condition.

UES’ extensive state-wide network of licensed, senior-level professional engineers, architects, and special inspectors stand as your steadfast partner to guarantee peace of mind, a seamless process, expedited deliverables, and full compliance no matter where you’re located in the sunshine state.

As leaders in the industry, our credentials speak volumes:

  • State of Florida Licensed Professional Engineers
  • State of Florida Licensed Special Inspectors – Threshold Inspectors
  • State of Florida Licensed Architects

We are committed to achieving rapid turnarounds (less than 30 days) on inspections, ensuring your building’s safety, and providing you with the most cost-effective solution. As Florida’s landscape evolves, let UES be the cornerstone of your building’s strength, safety, and success.   

“We just want to sincerely thank you all for your efforts and patience with our case. We are more than pleased to have your firm as our engineer and look forward to Phase 2 and beyond.”

– Board of Directors, LeMans Condominium Association 

To receive a quote or learn more on how UES can help you with your inspections, fill out the form below.  If you have any questions, you can also reach our team at condo@uesmilestone.com.

Delivering Streamlined Services
  • Phase 1 Milestone Inspection
    • Visual examination and identification of structural deterioration aided by drone technology, complete with a signed and sealed inspection report, summary, recommendations, and supporting materials.
  • Phase 2 Milestone Inspection
    • If significant structural deterioration is detected, a second phase of testing is initiated to assess and confirm the structural soundness of the building. This comprehensive inspection assures safety and stability.
  • Structural Integrity Reserve Studies (SIRS)
    • Evaluation of the reserve funds necessary for future repairs or replacements of common area structural components, ensuring a well-maintained and sustainable future.
Structural Integrity Reserve Studies (SIRS)

In addition to Milestone Inspections, we also offer Structural Integrity Reserve Studies (SIRS). A SIR examines the reserve funds required for future major repairs and/or replacement of the common area structural components based on visual examination.

A HOA must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three stories or higher in height which includes, at a minimum, a study of the following items as related to the structural integrity and safety of the building:

  1. Roof
  2. Load-bearing walls or other primary structural members
  3. Floor
  4. Foundation
  5. Fireproofing and fire protection systems
  6. Plumbing
  7. Electrical systems
  8. Waterproofing and exterior painting
  9. Windows
  10. Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects the items listed in sub-subparagraphs a.-i., as determined by the licensed engineer or architect performing the visual inspection portion of the structural integrity reserve study.

Client references provided upon request.

Frequently Asked Questions

What is a Milestone Inspection?

As set forth in the new law, a “Milestone Inspection” is a very specific type of inspection that must be conducted by either a licensed architect or an engineer authorized to practice in Florida for purposes of attesting to the life safety and adequacy of the structural components of a building.

Are Milestone Inspections required for all buildings in Florida three (3) stories or more in height?

No. Milestone Inspections apply only to Condominium and Cooperative buildings with the exception of Broward and Miami-Dade counties where the Building Recertification program applies to commercial and residential buildings three stories in height or greater.

When do the Milestone Inspections have to begin?

As required by the state of Florida, buildings with a certificate of occupancy issued on or before July 1, 1992, must have the initial Milestone Inspection performed before December 31, 2024.

All others follow the year based on the issue date of the building’s certificate of occupancy.

Who is responsible for the cost of the Milestone Inspection?

The new law requires each condominium association be responsible for arranging Milestone Inspections and ensuring compliance with the law’s requirements. Associations are also responsible for all costs associated with the inspection.

Who can perform the Milestone Inspection?

All Milestone Inspections must be performed by a Florida licensed engineer or architect.

What should be determined in the Milestone Inspection?

The inspection determines the overall structural condition of the building in relation to the safety of the building (necessary maintenance, repairs, and replacements of structural components.)

How many phases does a Milestone Inspection consist of?

The initial Milestone Inspection is in one phase. If any substantial structural deterioration* is necessary, a second phase must be performed.

Once notice is received, how long does a building have to comply?

After receiving notice, condominium/cooperative associations will have 180 days to complete Phase One of the inspection.

Who is responsible if an inspection was not performed, and repairs were not made?

Associations that fail to complete the mandatory Milestone Inspection will breach the officers’ and directors’ fiduciary relationship to the unit owners.

When is a Phase Two Milestone Inspection required?

If structural deterioration is noted during the Phase 1 (the first inspection), an additional “Phase 2” inspection is required. “Phase 2” includes any supplemental testing that is required in the initial inspection report with remedial actions to ensure safety and structural integrity of the building.

What is a Structural Integrity Reserve Study (SIRS)?

A SIRS is the study of the reserve funds required for future major repairs and/or replacement of the common area structural components based on visual examination.

When is a SIRS required?

A structural integrity reserve study must be completed at least every 10 years after the condominium’s creation for each building on the condominium property and before a developer turns over control of the building common areas to association unit owners.