Florida Consulting Services
Rimkus provides a comprehensive range of consulting services project planning and management solutions tailored specifically to condominium developments and homeowner associations.
We help boards and management teams make evidence-based choices about their building’s maintenance and repair needs enabling them to maintain safe, comfortable, and code-compliant living spaces for residents.
Our consultants offer decades of expertise working on projects in Florida involving structural engineering, mechanical systems, and architectural design and we leverage that experience to deliver innovative solutions for maintainable, resilient condo buildings.
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- Developer Transition Studies
- Property Condition Assessments
- Code Compliance Review
- Energy Audits
- Statutory Building Inspections
- Capital Reserve Studies/Reserve Fund Studies
- Catastrophe and Storm Damage Response
- Construction Administration Services
- Emergency Preparedness Planning
- Environmental Assessments
- Mechanical and Electrical System Engineering and Design
- Restoration and Repair Consulting
- Roof Consulting
- Structural Engineering and Design
Learn more about our full suite of services related to condominiums.
Florida Building Codes and Regulations
Florida Senate Bill 154 (and Senate Bill 4-D prior) require condominium and cooperative associations to conduct Structural Milestone Inspections and Structural Integrity Reserve Studies to ensure that condo and co-op buildings are structurally safe and adequately funded for future structural repairs/replacements. This regulation is applicable for buildings three stories or higher.
Structural Milestone Inspection (SMI):
A visual inspection of a building for the purpose of attesting to the life safety and adequacy of the structural components and the building’s general structural condition as it affects the safety of such building including a determination of any maintenance, repair, and replacement of any structural components of the building.
Structural Integrity Reserve Study (SIRS):
A visual and financial evaluation of the critical common/limited common components for the purpose of determining the reserve funding required for major repairs/replacements. Components shall include the following at a minimum as it relates to the structural integrity and safety of the building:
- Roof
- Structure
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors (common areas)
- Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and whose failure to maintain such items negatively affects the components above
Relevant Information:
- Buildings with a certificate of occupancy issued after July 1, 1992, must be inspected by December 31 of the year in which the building reaches 30 years of age and every 10 years thereafter.
- The local enforcement agency may require an SMI be performed by December 31 of the year in which the building reaches 25 years of age based on local circumstances including proximity to salt water.
- Phase 2 SMI which may include non-destructive and/or destructive investigation and analysis will be required if there is evidence of “substantial structural deterioration” as determined by the Phase 1 SMI.
- If a building reaches 30 years of age before December 31, 2024, it is required to have an SMI before December 31, 2024, and every 10 years thereafter.
- SIRS must be completed by December 31, 2024, and every 10 years thereafter.
- Associations are required to base a budget adopted on or after January 1, 2025, on the findings and recommendations of the most recent SIRS.
Florida Senate Bills 4-D/154 require these inspections be performed by a team of design professionals with an architect or engineer acting as a registered design professional in responsible charge.
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