A recent update to Florida’s milestone inspection law has changed the requirements for certain buildings, particularly those near the coastline. Previously, buildings located within three miles of the coastline had to complete their first milestone inspection at 25 years of age due to heightened risks such as saltwater corrosion and storm exposure. However, with the enactment of Senate Bill 154 in June 2023, the law now requires the initial milestone inspection at 30 years of age, regardless of location.
This change impacts property owners, associations, and managers who must understand the revised timelines and responsibilities to ensure compliance.
Key Update: 30-Year Requirement for All Buildings
The primary change in the law standardizes the inspection timeline for all residential condominium and cooperative buildings that are three stories or more in height:
- The initial milestone inspection is now required at 30 years, whether the building is located inland or within three miles of the coastline.
- Local enforcement agencies retain the ability to mandate earlier inspections in areas where environmental conditions, such as saltwater exposure, pose heightened risks.
Inspection Deadlines
- Initial Inspection Requirements:
- Buildings that reached 30 years of age before December 31, 2024, must complete their first milestone inspection by December 31, 2024.
- Buildings turning 30 years old between July 1, 2022, and December 31, 2024, must complete their inspection by December 31, 2025.
- Subsequent Inspections:
- Required every 10 years after the initial milestone inspection, regardless of the building’s location.
Why Did the Law Change?
The adjustment from 25 years to 30 years aims to simplify compliance while maintaining safety. Coastal buildings still face higher risks, but local agencies can impose earlier inspections based on specific environmental conditions. The changes:
- Standardize requirements across the state.
- Allow greater flexibility for local jurisdictions to address unique risks.
- Simplify compliance for associations and managers.
What Are Milestone Inspections?
Milestone inspections are structural assessments designed to evaluate a building’s safety and compliance. These inspections are conducted in two phases:
- Phase One: Visual Assessment
- A licensed architect or engineer inspects the building for visible signs of structural deterioration.
- Phase Two: Detailed Examination
- If Phase One identifies substantial issues, a more invasive evaluation, potentially involving destructive testing, is conducted to determine the extent of the problems and provide repair recommendations.
Why Are Milestone Inspections Important?
- Protecting Residents and Property:
- Early identification of structural vulnerabilities prevents potential hazards and ensures occupant safety.
- Ensuring Compliance:
- Staying aligned with updated state and local regulations avoids penalties and legal complications.
- Maintaining Property Value:
- Proactive maintenance demonstrates diligence, preserves property value, and fosters marketability.
- Reducing Liability:
- Timely inspections and documented repairs minimize risks of legal exposure in the event of structural failures.
Steps for Property Owners and Managers
Immediate Actions:
- Determine Your Building’s Age: Confirm when your building was constructed and calculate the timeline for its first inspection.
- Schedule Inspections: Engage a qualified architect or engineer to conduct Phase One assessments within the required deadlines.
- Prepare for Repairs: Anticipate the possibility of Phase Two evaluations and plan for necessary repairs or modifications.
- Maintain Documentation: Keep thorough records of all inspection reports, recommendations, and completed work to demonstrate compliance.
Understand Local Requirements:
Local building departments may still impose additional or earlier inspections depending on specific environmental risks. Consulting with local authorities ensures that all regulatory expectations are met.