Roof
CSI evaluates membranes, flashing, and drainage systems, then develops replacement specifications your board can fund with confidence.
Engineering Confidence. Protecting Property.
Structural Engineers & Building Forensics Florida Milestone Inspections & SIRS
Helping condominium boards understand milestone inspections, SIRS, building conditions, and repair priorities. Established in 1995 and serving Florida, Georgia, and South Carolina.
What We Do
Core Services
From structural assessments to forensic testing, CSI delivers engineering solutions that protect buildings across Florida, Georgia, and South Carolina.
Structural & Milestone Inspections
SB 4-D compliance inspections and structural condition assessments for condominiums and commercial buildings.
Water Intrusion & Forensics
Water intrusion testing, moisture diagnostics, and building envelope forensic investigations.
Visual Assessments & Drone Surveys
High-rise facade inspections using drone technology and ground-level visual assessment protocols.
CSI's team in the field -- engineering confidence, boots on the ground.
Roof to Foundation
Complete building evaluation, not just one trade.
SB 4-D Experts
1,000+ projects completed across the Southeast.
Coastal Specialists
30+ years in salt-air, hurricane-prone environments.
Single-Source Accountability
Inspection, design, management, and litigation support.
Client Perspective
In Their Words
Thank you for hosting such a productive meeting. Your attention to detail, experience, and thoughtful guidance will help ensure the success of this project. You and the CSI team are greatly appreciated.
RiverPlace HOA
I can't say enough good things about Justin! He managed to get here on short notice despite a busy schedule, he took a lot of time explaining things and answering my questions and is clearly extremely knowledgeable. I am glad that he is helping the HOA to maintain and protect our buildings and that he is coming up with a long-term plan to continue to do so. His time and expertise are much appreciated.
Shipwatch Unit Owner
Sally did a fantastic job on the Four Winds project. She represents your company well and her communication was outstanding. We definitely had the A Team between the FCC guys and Sally from CSI.
Community Management, Four Winds HOA
Nice report and thank you for your continued excellent work and supervision!
Ocean Place Board Member
Interactive Building Explorer
Protecting Every System in Your Building
Click on the building or select a zone below to explore how CSI protects Florida condominiums from roof to foundation.
Interactive 3D model of a Florida condominium building. The visual model is decorative. Explore each building system using the Roof, Envelope, Balconies, Windows, Structure, and Foundation buttons below the model; each button opens a description of how CSI protects that part of the building.
Full-screen presentation mode for board meetingsEnvelope
We identify exactly where water is getting in and develop repair strategies that fix the root cause, not just the symptoms.
Balconies
Florida law requires structural inspection of balconies and walkways. CSI performs Phase 1 and Phase 2 milestone inspections.
Windows
When owners report water intrusion, you need data. CSI uses field testing, moisture mapping, and other standardized diagnostic methods to pinpoint failures before they spread.
Structure
SIRS are now required for Florida condos three stories and higher. CSI conducts reserve studies at all CAI levels.
Foundation
CSI evaluates footings, slabs, piles, and grade beams to identify problems early, before they become six-figure repairs.
Understanding Your Building
What's Behind Your Walls
Our engineers use 3D modeling to show exactly how your building is constructed and where problems originate.
Water Intrusion at Window Assemblies
Animated 3D model showing how water enters through improperly integrated window-to-wall connections in a brick veneer wall system.
Water Intrusion at Brick Base Flashing
3D animation tracing water entry at the base of a brick veneer wall caused by reverse-shingled flashing.
Balcony Waterproofing Failure
Animated walkthrough showing how compromised waterproofing membranes allow water to penetrate balcony deck connections.
Balcony Flashing Water Intrusion
3D model demonstrating water intrusion at the balcony-to-wall flashing transition.
Featured Project
Seven stories of curved oceanfront balconies, exposed to salt air and coastal weather year-round.
Case Study
Ocean Place Condominiums
CSI provides construction administration and project oversight for the exterior renovation of this oceanfront high-rise community, overseeing the contractor's work and representing the owner through completion.
Envelope
Structure
View All Projects
Florida SB 4-D Compliance
Is Your Building Compliant?
Key deadlines for milestone inspections and SIRS reserve funding are here. Where does your building stand?
Informational only, not legal advice. Exact deadlines depend on your building's age, height, and local enforcement — confirm the dates that apply to your association with CSI or your legal counsel.
May 2022
SB 4-D signed into law
Dec 2024
Transition milestone deadline; cooperative SIRS baseline deadline
Dec 2025
Condominium SIRS baseline deadline
You Are Here
Now
Required SIRS funding in effect, subject to statutory exceptions
Dec 2026
SIRS only if aligned with a milestone inspection due by Dec 31, 2026
Ongoing
Phase 2 repairs must commence within 365 days of the report
Schedule Your Assessment
Don't risk penalties or insurance complications. Get ahead of the deadlines.
Common Questions
Frequently Asked Questions
A milestone inspection is required for qualifying residential condominium and cooperative buildings three habitable stories or higher. Under Florida Statute 553.899, the statewide default is Phase 1 by December 31 of the year the building reaches 30 years of age, then every 10 years. A local enforcement agency may use a 25-year schedule when local circumstances justify it; there is no automatic statewide coastal-distance trigger. Phase 2 is required only when Phase 1 identifies substantial structural deterioration. Call (904) 261-8703 to confirm the schedule for your building.
A Structural Integrity Reserve Study (SIRS) is required for covered residential condominium and cooperative buildings three habitable stories or higher, subject to statutory exclusions. It combines a visual inspection of eight statutory categories with remaining-useful-life, replacement-cost, and reserve-funding analysis. The study must be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst. CSI's licensed Professional Engineers perform SIRS engagements statewide. Call (904) 261-8703 for details.
CSI serves clients throughout Florida, Georgia, and South Carolina. We have offices in Fernandina Beach and Ponte Vedra Beach, Florida. Our team regularly works on projects from Jacksonville and St. Augustine to St. Simons Island, GA and the South Carolina coast. We also serve Central and South Florida communities. Contact us at (904) 261-8703 or info@csidesign.com.
The cost depends on the building size, number of units, scope of work, and type of inspection required. CSI provides detailed proposals with transparent pricing for every project. Contact us at (904) 261-8703 or request a building evaluation. We typically respond within 1 to 2 business days.
Yes. CSI provides forensic engineering investigations and expert witness testimony for construction defect cases. Our licensed engineers have extensive experience evaluating building failures, documenting deficiencies, and presenting findings in legal proceedings. We work with associations, property managers, and attorneys across the Southeast. Call (904) 261-8703 to discuss your situation.
Absolutely. Property management companies are one of our primary client groups. We work closely with CAMs and management firms to coordinate inspections, evaluations, repair projects, and reserve studies for the communities they manage. We understand the reporting and communication needs that property managers require. Reach out at (904) 261-8703 or info@csidesign.com.
Ready to Protect Your Property?
Tell us about your building and our engineering team will reach out within 24 hours with a tailored assessment plan.
Call Us
Fernandina Beach
961687 Gateway Boulevard #101C
Ponte Vedra Beach
3203 Sawgrass Village Circle