Authored by: Rimkus Built Environment Solutions Marketing Team
Florida’s milestone inspection law applies to condominium and cooperative buildings three or more habitable stories in height, as determined by the Florida Building Code. The statewide baseline requires an inspection by December 31 of the year the building reaches 30 years of age, then every 10 years. A local enforcement agency may determine that local circumstances, such as proximity to salt water, warrant the first inspection at 25 years instead.
Once the owner or owners receive written notice from the local enforcement agency, Phase One must be completed within 180 days. A local agency may extend that initial deadline for good cause, such as an existing contract with an architect or engineer who cannot reasonably finish in time. Boards weighing a related structural condition assessment should note this deadline runs independently of any reserve study timeline.
If Phase One identifies substantial structural deterioration, Phase Two follows, and local ordinances must then set a repair-scheduling deadline no later than 365 days after the agency receives the Phase Two report. The sections below walk through how that compliance timeline unfolds in practice, from coordinating with a reserve study to the penalties a board may face for missing a deadline.
Key takeaway: Florida milestone inspection deadlines
The milestone inspection law sets an age-based inspection deadline, a notice-triggered 180-day Phase One period, and a Phase Two repair deadline capped at 365 days, with limited good-cause extensions.
What triggers the requirement
- Buildings three or more habitable stories need a milestone inspection by December 31 of the year they reach 30, then every 10 years
- A local enforcement agency may require the first inspection at 25 years when local circumstances warrant it
- Phase One must be completed within 180 days after owners receive written notice, subject to good-cause extensions
How compliance unfolds
- Substantial structural deterioration found in Phase One triggers a Phase Two inspection
- Local governments must set a repair deadline after receiving the Phase Two report, capped at 365 days
- A milestone inspection and a structural integrity reserve study are related but separate obligations
For guidance on Florida’s milestone inspections, contact us.
Where Florida’s Milestone Inspection Law Applies
Florida’s milestone inspection law covers residential condominium and cooperative buildings three or more habitable stories in height, as determined by the Florida Building Code. Lawmakers created the requirement in May 2022 through Senate Bill 4-D (Chapter 2022-269, Laws of Florida), a special-session condominium safety law.
The 30-year clock runs from the date the building’s certificate of occupancy was issued; if that date is unavailable, the local building official’s occupancy records control. A local enforcement agency may determine that local circumstances, including proximity to salt water, require the first inspection at 25 years rather than 30, and every 10 years thereafter.
The agency may also accept a structural inspection report prepared before July 1, 2022, if it substantially complies with the law. The next ten year deadline then runs from that report’s date, though the association must still meet the unit-owner notice requirements even when an earlier report is accepted. The law does not apply to single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground.
Notice, Phase One, and reporting duties
The 180-day Phase One period begins when the building’s owners receive written notice from the local enforcement agency, sent by certified mail to the association and any other building owner. Completion occurs when the licensed architect or engineer submits the inspection report to the agency.
The December 31 deadline tied to the building’s 30-year age milestone (or 25 years, where a local agency requires it) applies independent of notice timing. A local agency may still extend that age-based deadline for good cause if the owner has already contracted with an architect or engineer who cannot reasonably finish before it.
Within 14 days of receiving notice, the association must notify unit owners of the required inspection and its completion date.
A licensed Florida architect or engineer performs Phase One as a visual examination of the building’s habitable and nonhabitable areas, including major structural components, following the same fieldwork discipline covered in a broader structural damage inspection. The resulting report identifies any substantial structural deterioration, its extent, recommended repairs, observed unsafe or dangerous conditions, and any items needing further inspection. If the architect or engineer finds no substantial structural deterioration, Phase Two is not required.
Within 45 days after receiving an inspection report, the association must distribute the inspector’s summary to unit owners and post it conspicuously on the property. It must also publish the full report and summary on the association’s website if it maintains one.
Phase Two determines the extent of identified deterioration and required repairs
Phase Two assesses structural distress, confirms whether the building is sound and safe for its intended use, and recommends a repair program. The architect or engineer may use destructive or nondestructive testing and testing locations that are least disruptive and most easily repairable while still representative of the structure.
Within 180 days after filing the Phase One report, the architect or engineer performing Phase Two must submit a progress report with a completion timeline. The same reporting and distribution duties that apply to Phase One apply to the final Phase Two report.
Local governments must adopt an ordinance setting the deadline for scheduling or beginning repairs after receiving that report. The local deadline may be earlier, but repairs must begin no later than 365 days after receipt.
If the owner fails to submit proof of a repair schedule or start within that timeframe, the local agency must review whether the building is unsafe for human occupancy.
Coastal counties show the heaviest strain on inspection capacity
Local officials granted 1,587 deadline extensions between 2024 and 2025, and 94% of them went to coastal counties and municipalities, where a state oversight report points to constrained availability of licensed architects and engineers. Boards in those areas should expect longer lead times securing a qualified professional and plan to start the process well before a deadline approaches.
The same report counted 8,736 completed Phase One inspections and 1,575 completed Phase Two inspections statewide, though those figures reflect only the agencies that filed data with the state, and the report flags gaps in its own collection. Coastal boards navigating this timing pressure are also managing the state’s broader Florida Building Code requirements for the High-Velocity Hurricane Zone (HVHZ) and flood elevation standards.
Coordinating with the reserve study
The structural integrity reserve study is a separate funding analysis, required at least every 10 years and governed by § 718.112(2)(g). It estimates funding needs for future repair and replacement of specified structural components rather than assessing current structural condition. Boards weighing both obligations together may find it easier to plan against a full breakdown of structural integrity reserve study requirements alongside the milestone timeline.
An association required to complete a milestone inspection by December 31, 2026, may complete the reserve study at the same time. In no event, however, may the reserve study be completed after that date.
Beyond this shared deadline, the two remain separate deliverables: the milestone report addresses structural condition and safety, while the reserve study addresses long-term funding. A building condition assessment may have a broader or different scope than either, depending on the engagement, and is not a substitute for the statutory milestone inspection or reserve study process.
Reserve studies have a wider pool of qualified preparers. Only a Florida-licensed architect or engineer, or a team with one of them as the registered design professional in responsible charge, may perform the milestone inspection.
A professional bidding on a milestone inspection must disclose in writing any intent to bid on the recommended repair or maintenance work, a disclosure requirement added in 2025. Without that disclosure, the association may void and terminate the contract by filing written notice.
Non-compliance may expose boards to fiduciary liability and occupancy risk
Under the condominium and cooperative statutes, an officer or director who willfully and knowingly fails to have a milestone inspection performed may breach a fiduciary duty to unit owners.
Under Chapter 718, Florida’s Department of Business and Professional Regulation may fine a condominium officer or board member who willfully and knowingly violates the law. The penalty is calculated in part by each day of a continuing violation but capped at $5,000 for the offense. A member who voluntarily complies within ten days is not subject to it.
Separately, the Division may seek a civil penalty of $500 to $5,000 for each violation through the circuit court, and the court may award court costs and reasonable attorney fees to the prevailing party. Cooperative associations are subject to a comparable enforcement framework under Chapter 719.
Florida’s condominium law also allows a unit owner to sue the association or a director who willfully and knowingly fails to comply, subject to the statute’s specific requirements.
Planning ahead for Florida milestone inspection compliance
A board’s compliance timeline rests on four dates: the age-based trigger, any local 25-year determination, the 180-day Phase One period, and the repair deadline if Phase Two is required.
Rimkus Built Environment Solutions supports condominium and cooperative boards with structural evaluations that inform milestone and reserve study planning.
Contact Us to discuss a specific building’s compliance timeline.
Frequently asked questions about Florida milestone inspections
How much does a Florida milestone inspection typically cost for Phase One and Phase Two, and what factors most affect the price?
Florida milestone inspection costs typically vary by building size, structural complexity, and accessibility challenges. The professional’s workload and experience and local market conditions also affect the price, so specific figures depend on the property.
What steps should a condominium association take if the milestone inspection report identifies unsafe or dangerous conditions?
If a Florida milestone inspection report identifies unsafe or dangerous conditions, the association generally needs to consider restricting access to the affected areas, notifying the local building official, retaining licensed professionals, obtaining applicable permits, and documenting its actions. Repairs must be scheduled or begun within the local deadline, which may not exceed 365 days after the agency receives the Phase Two report.
How does a milestone inspection differ from a structural integrity reserve study?
A milestone inspection assesses a building’s structural safety at a point in time, while a reserve study estimates funding needed for specified future repairs and replacement. The two serve different purposes but can sometimes be completed on a shared timeline.
This article is intended to provide general information and insights into prevailing industry practices. It is not intended to constitute, and should not be relied upon as, legal, technical, or professional advice. The content does not replace consultation with a qualified expert or professional regarding the specific facts and circumstances of any particular matter.