Florida's Revised Milestone Inspection Law

Florida's milestone inspection law is codified in Florida Statute 553.899. The current framework reflects the original 2022 legislation, the 2023 SB 154 revisions, and later amendments. The practical questions are now clearer: which buildings are covered, when the first inspection is due, and what Phase 1 can and cannot conclude.

Which Buildings Are Covered?

The statewide requirement applies to buildings that include residential condominium or cooperative ownership and are three or more habitable stories in height, as determined by the Florida Building Code. The statute contains specific exclusions and assigns notice and enforcement duties to the local enforcement agency, so a board should confirm coverage with its local building department rather than relying on a generic online checklist.

Is the First Inspection Due at 25 or 30 Years?

The statewide default is December 31 of the year the building reaches 30 years of age, measured from the certificate of occupancy. A local enforcement agency may set the first inspection at 25 years when local circumstances, including environmental conditions such as proximity to salt water, justify the earlier schedule. Current law does not impose an automatic statewide three-mile coastal rule. After the initial milestone inspection, the building is inspected every 10 years.

What Phase 1 Actually Does

Phase 1 is a qualitative visual examination performed by a Florida-licensed engineer or architect. Its statutory purpose is to determine whether substantial structural deterioration is present and whether Phase 2 is needed. Phase 1 does not require destructive testing, and a milestone inspection is not a determination that the building complies with the Florida Building Code or fire-safety code.

The inspector evaluates the building's structural components within that statutory scope. Conditions such as cracking, spalling, delamination, corrosion staining, deformation, or distress at balconies and parking structures may inform the professional judgment, but the required scope depends on the building and observed conditions. For system-specific context, see CSI's guides to balcony and elevated-walkway inspections and parking garage and post-tensioned slab inspections.

When Phase 2 Is Required

If Phase 1 finds no evidence of substantial structural deterioration, Phase 2 is not required. If it does, Phase 2 may use destructive or nondestructive testing, at the inspector's direction, to determine the extent of the condition and recommend a repair program. The Phase 2 scope must be sufficient to assess the areas of concern; it is not a one-size-fits-all test package.

Repair and Reporting Deadlines

Local ordinances must require repairs for substantial structural deterioration to commence within 365 days after the Phase 2 report is received, and the local enforcement agency may set an earlier deadline. Condominium and cooperative laws also impose report-distribution and posting duties on associations. Boards should preserve the complete inspection record, track repair decisions, and coordinate the findings with the building's reserve plan.

Primary sources reviewed July 15, 2026: Florida Statute 553.899, the official SB 154 summary, and DBPR milestone-inspection guidance. This article is general information, not legal advice; confirm the requirements and deadlines for your property with the local building department and association counsel.