Authored by Craig M. Dudas, RS, Senior Practice Leader, Construction Advisory.
Published May 20, 2026.
Case Study Overview
How a Phase 1 Milestone Inspection gave a saltwater-front condominium association legally defensible confirmation that its buildings were structurally sound, its repairs were complete, and its residents were safe
|
SERVICE LINE |
SECTOR |
LOCATION |
ENGAGEMENT LEAD |
|---|---|---|---|
|
Milestone Inspection |
Residential / Condominium |
Southwest Florida |
Rimkus BES |
|
3 |
PASS |
NONE |
PE-CERTIFIED |
|---|---|---|---|
|
Buildings Inspected: |
Phase 1 Outcome: |
Phase 2 Required: |
Deliverable: |
The Challenge: Proving Safety at a Coastal Property Under Pressure
When Florida enacted mandatory Milestone Inspections for condominium buildings in the wake of the Champlain Towers South collapse, associations across the state faced a critical question: are our buildings structurally safe to occupy? For one coastal residential community managing three three-story condominium buildings adjacent to a saltwater intercoastal waterway, the answer required more than a visual survey. It required independent engineering confirmation that prior structural repairs had been completed correctly and that every major structural system was free of dangerous or deteriorating conditions.
The association had already taken proactive steps. Structural deficiencies identified in an earlier assessment had been remediated under separate building permits at each of the three buildings. However, without an Amended Phase 1 Post-Repair Inspection signed and sealed by a licensed Florida Professional Engineer, the association lacked the formal compliance documentation required by Chapter 18 of the Florida Building Code.
“Repairs alone do not complete the compliance process. The law requires a certified engineer to verify the work and document the outcome.” – Craig M. Dudas, RS, Rimkus Senior Practice Leader, Construction Advisory
The client also faced considerable technical challenges. Structural plans were not available for any of the three buildings, limiting the engineer’s ability to compare observed conditions to design specifications. Active roof construction was underway during portions of the original inspection period. In addition, the coastal saltwater environment accelerates corrosion in reinforced concrete and metal structural connections. This demanded an assessor with specialized experience to identify the failure modes most relevant to this type of property.
The Solution: A Coordinated Post-Repair Certification Across Three Buildings
The Rimkus Built Environment Solutions (BES) team was engaged to deliver Amended Phase 1 Milestone Inspections for all three buildings simultaneously. The engagement was structured to comply with Florida’s statutory requirements under Chapter 18 of the Florida Building Code, Existing Building, and to produce signed and sealed Form EB-18 reports for each building.
Rather than treating each building as a separate engagement, Rimkus coordinated all three inspections with a unified methodology, ensuring consistency of assessment standards, documentation quality, and reporting format across the entire property. This combined approach compressed the timeline, reduced cost, and created a coherent compliance record for the association.
|
Phase 1 Milestone Inspection |
Post-Repair Amended Certification |
|
Comprehensive visual assessment of all structural systems per Florida Building Code Chapter 18 and Form EB-18, conducted by a licensed Florida Professional Engineer across all three condominium buildings. |
Re-inspection of all previously identified deficiency locations following permitted structural remediation, confirming repair completion and issuing amended Phase 1 certifications. |
|
Multi-System Structural Assessment |
PE-Certified Compliance Documentation |
|
Full inspection coverage including foundation, masonry walls, concrete framing, roof systems, balconies, facades, exterior doors, wood framing, and guardrail systems across all three buildings. |
Formally signed and sealed inspection reports providing legally defensible records of structural condition, repair verification, and regulatory compliance for the condominium association. |
How We Worked: Rigorous Assessment Without Original Plans
A Rimkus structural engineer, licensed by the Florida Board of Professional Engineers, conducted on-site visual inspections of all three buildings, evaluating each structural system required under Form EB-18. Since the original structural plans were not available for comparison, the engineer made assessments based on the observable conditions, his knowledge of similar coastal condominium buildings in the region, and his thorough understanding of deterioration pathways most relevant to saltwater-exposed concrete structures.
To confirm the completion of all structural repairs, the engineer visited each location and captured photographic documentation. He determined that each identified repair was compliant with the relevant building permits, including column repairs on the balconies and ground level of all three buildings, a stucco-only repair on the ground level of the third building, and other general column and wall repairs.
What Was Inspected Across All Three Buildings?
- Roofing systems (structure, soffits, and gutters)
- Exterior envelopes (siding, windows, doors, sealants, and finishes)
- MEP systems (HVAC, plumbing, electrical, and fire protection)
- Pool and spa shell, equipment, decking, coping, fencing, and drainage
- Pavement infrastructure (roads, parking areas, sidewalks, curbing, and bike/cart paths)
- Irrigation systems in common areas and the golf course
- Golf course fixed assets (maintenance shed, pump house, on-course restrooms, and cart trails)
- Reserve-specific components (cooking equipment, refrigeration, furniture finishes, and landscaping)
The inspections were visual and nondestructive, consistent with the Phase 1 statutory standard and designed to minimize disruption to residents and ongoing construction activities. Roof work in progress during the initial inspection period resulted in certain concealed roof spaces being open and visible, providing useful supplemental access to structural framing conditions that would otherwise have been inaccessible.
The Inspection Process: From Site Visit to Certified Report
Milestone Inspections under Florida law are very time sensitive. From site mobilization to certified report delivery, we worked efficiently without sacrificing the rigor a legal compliance document requires.
Phase 1: Site Assessment
- On-site visual inspection of all three buildings, covering every structural system required under Form EB-18
- Photographic documentation captured at all repair locations and throughout each building’s structural systems
- Field notes compiled systematically for each building.
Phase 2: Repair Verification
- Physical confirmation at every location where structural remediation had been performed under the applicable building permits
- Review of permit records for each building to confirm scope of permitted work and match observed repairs to documented deficiencies
Phase 3: Report Preparation
- Compilation of each building’s Form EB-18 reports:
- Field observations
- Photographic exhibits
- Structural system assessments
- Repair verification findings
- Statutory determinations including unsafe conditions, safe occupancy, and Phase 2 necessity
Phase 4: PE Certification and Delivery
- Final reports signed and sealed by the licensed Florida Professional Engineer of record
- Delivery to the association: legally defensible, amended Phase 1 Milestone Inspection certifications for all three buildings
The Value Delivered: Risk Reduced, Residents Protected
The Rimkus BES engagement delivered value across four dimensions: regulatory compliance, legal protection, resident confidence, and long-term asset management.
Regulatory Compliance and Legal Standing
All three buildings passed Phase 1 Milestone Inspections with no Phase 2 investigation required. The signed and sealed reports give the association a formal record of compliance with Florida’s building safety statute. This protects the board, the management company, and individual unit owners from liability exposure related to deferred or incomplete structural assessments. In the event of any future regulatory inquiry, insurance claim, or legal dispute, the association has clear documentation that its buildings were professionally evaluated and found structurally sound.
Verification of Repair Completeness
Prior to the post-repair inspection, the association had invested in structural remediation but lacked independent confirmation that the work was complete and correctly executed. The Rimkus assessment provided exactly that confirmation, closing out the repair cycle with a PE-certified finding that all identified deficiencies had been addressed. This is a critical distinction: without the certification, the permits are open and the compliance obligation remains unresolved.
Resident Confidence in a High-Stakes Environment
For unit owners and residents at a coastal property, a passing Milestone Inspection is direct confirmation that their building has been independently assessed by a licensed engineer and found free of dangerous conditions. This is particularly meaningful given the elevated corrosion risk associated with saltwater proximity. The inspection outcome supports resident confidence, helps protect property values, and reduces the likelihood of owner-driven disputes over building safety concerns.
A Documented Baseline for Future Planning
One of the most durable outputs of a well-executed Milestone Inspection is the documented baseline it creates. The Rimkus reports record current conditions across all structural systems, including foundation type assumptions, floor slab construction, stair system materials, cladding conditions, and drainage systems. This baseline will support maintenance planning, capital budgeting, and the next cycle of mandatory inspections as the buildings age.
Why Choose Rimkus Built Environment Solutions?
Florida’s Milestone Inspection statute requires more than a form with boxes checked. It requires a licensed professional who can evaluate complex structural systems, apply sound engineering judgment when documentation is limited, verify that repairs were executed correctly, and produce a report that will withstand regulatory and legal scrutiny.
Rimkus BES brings all of those capabilities in-house. Our licensed engineers and architects have conducted hundreds of Milestone Inspections across Florida’s coastal and inland condominium markets, developing both the technical depth and the process discipline that this type of engagement demands. We understand the failure modes that saltwater environments accelerate, the documentation gaps that aging buildings present, and the compliance framework that governs what a Phase 1 report must contain.
For condominium boards, property managers, and association counsel navigating Florida’s building safety requirements, the question is not whether to conduct a Milestone Inspection. The law answers that. The question is whether your inspection will be thorough enough to protect your residents, your board, and your community when it matters most.
Key Takeaways for Condominium Boards and Property Managers
When your condominium association is approaching its Milestone Inspection obligations, keep the following key principles in mind.
What Every Florida Condo Association Should Know
- Completing structural repairs does not complete your compliance obligation. A PE-certified Amended Phase 1 Inspection is required to formally close the loop under Florida’s Milestone Inspection statute.
- Coastal buildings face elevated structural risk. Saltwater exposure accelerates corrosion in reinforced concrete, making thorough inspection by an experienced engineer especially important at waterfront properties.
- Inspections conducted without original plans require engineering judgment. Engaging a firm with deep experience in Florida coastal condominium construction reduces the risk of findings that miss material conditions.
- Coordinating inspections across multiple buildings under a single engagement ensures consistent methodology, unified documentation, and a coherent compliance record for the entire property.
- The documented baseline created by a thorough Milestone Inspection is a long-term asset for maintenance planning, capital budgeting, insurance, and future compliance cycles.
- Act before your deadline. Florida’s enforcement framework for Milestone Inspections is active. Boards that delay risk being required to vacate buildings or face local enforcement action.
Meet Our Florida Expert: Craig M. Dudas, RS
Senior Practice Leader, Construction Advisory
Built Environment Solutions, Florida
+1 813 521 5020
[email protected]
View Craig’s Expert Profile
Craig leads milestone inspections and structural assessments for condominium associations across Florida, bringing decades of construction, engineering, and forensic expertise to boards navigating compliance obligations.
Connect with Craig directly or submit a request for consultation today!
This case study 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.