You received a milestone notice from the city
The 180-day Phase One window starts when the association receives the notice. Send it to CSI with the building information for a defined inspection proposal.
Understand the Florida milestone process →DUVAL COUNTY, FLORIDA MILESTONE INSPECTIONS & SIRS
Milestone Inspections and SIRS for Jacksonville Condominium Associations
Construction Solutions, Inc. performs milestone inspections and Structural Integrity Reserve Studies for condominium and cooperative associations in Jacksonville and the Duval County beaches. Jacksonville adds its own ordinance on top of the state law, and the inspection has to satisfy both.
Jacksonville and Duval County
What does your Jacksonville association need next?
Choose the path that matches the board's notice, funding decision, or visible building condition.
Your budget requires a SIRS or reserve update
Separate the reserve study's long-range funding role from the milestone inspection's current structural-safety question.
Review Florida SIRS requirements →You are ready for a proposal
Share the property address, building age, the city notice or prior reports, and the board's schedule.
Request a Jacksonville proposal →Ponte Vedra Beach branch officeFlorida P.E.-led inspectionsMilestone and SIRS coordinationFixed-fee proposals
Quick Answer: Who Must Comply in Jacksonville
If your association governs a condominium or cooperative building three or more habitable stories tall in Jacksonville, two layers of rules apply to the milestone inspection, plus the state SIRS requirement:
- Florida Statute 553.899: the statewide milestone inspection, due by December 31 of the year the building reaches 30 years of age and every 10 years after, with Phase 2 required only when Phase 1 identifies substantial structural deterioration.
- City of Jacksonville Ordinance Code Chapter 328 (Ordinance 2022-842-E): once the association receives the city's written notice, Phase One must be completed within 180 days. Completion means the inspector has submitted the report to the Building Inspection Division through its permitting system.
- Structural Integrity Reserve Study (SIRS): required for covered buildings of three or more habitable stories and updated at least every 10 years.
- Confirm your status with the City of Jacksonville Building Inspection Division at BIDMilestoneInspections@coj.net or (904) 255-8500, or call CSI at (904) 261-8703 and we will check it for you.
What Jacksonville's Ordinance Adds to the State Law
Chapter 328 follows the structure of the state milestone law but sets out several local requirements that affect how the inspection is scoped and reported. The city summarizes them on its Condo and Co-Op Milestone Inspections page; the points below are the ones boards ask about most.
Balcony sampling in Phase One
For buildings with balconies, the city's Phase One definition calls for inspection of at least 33 percent of the balconies, handrails, or similar components. On a large tower that is a significant access and scheduling task, and it should be planned with management before field work starts.
Report contents and submission
The inspector submits a sealed report, along with a separate summary of material findings and recommendations, to the association and to the building official. The city lists specific Phase One contents, including condition ratings for listed components, color photographs, an overall structural assessment, a statement on whether Phase Two is required, and the inspector's qualifications and certificate of insurance.
Inspector qualifications and review fee
The ordinance defines who may serve as the inspector, including a Florida-licensed architect or engineer with multi-story structural design experience and minimum insurance coverage, and it sets a report review fee of 1.5 percent of the cost of the inspection and report. Confirm the current fee with the Building Inspection Division before budgeting.
Phase One, Phase Two, and the SIRS
Phase One is a visual examination of habitable and non-habitable areas, a review of available records, and a qualitative assessment of the structure. Phase Two is required only when Phase One identifies substantial structural deterioration, and it may use destructive or nondestructive testing to fully assess the areas of distress. Our Florida milestone inspection page walks through both phases in detail.
Milestone findings also feed the association's Structural Integrity Reserve Study. Repairs identified in a Phase One or Phase Two report affect the remaining useful life and replacement timing of the components the SIRS must fund, so performing the two together keeps the reserve schedule consistent with the actual condition of the building.
Areas We Serve in Duval County
Downtown, Southbank, and the St. Johns River corridor
Riverfront mid-rise and high-rise condominiums deal with humidity, river exposure, and older post-tensioned and conventionally reinforced concrete. Parking structures and plaza decks over occupied space are frequent sources of findings.
Jacksonville Beach, Atlantic Beach, and Neptune Beach
Oceanfront buildings face wind-driven rain and chloride exposure that accelerate balcony and facade deterioration. Each beach city has its own building official, so the local submission process differs from the City of Jacksonville's.
For CSI's broader structural and forensic work in the area, see structural engineering in Jacksonville. When milestone findings point to leaks rather than structure, water intrusion testing locates the source before repairs are designed. CSI also serves St. Johns County through milestone inspections in Ponte Vedra Beach and Nassau County through milestone inspections in Nassau County.
Two Low-Friction Ways Your Board Can Start
Neither option requires a commitment, a signed agreement, or a prior engagement. Pick whichever better fits your board's stage.
Option 1
Complimentary Drone Survey
An FAA Part 107-certified pilot and a licensed engineer conduct a twenty-minute exterior aerial assessment of your Jacksonville property. The board receives a preliminary findings memorandum identifying visible concerns such as balcony spalling, roof membrane failure, parapet deterioration, or envelope waterproofing issues that warrant closer engineering review. No cost and no obligation.
Option 2
45-Minute Board Presentation
Principals from Construction Solutions, Inc. present directly to association boards, virtually or at your property, explaining your building's current condition indicators, the requirements that apply, and how to sequence inspections, studies, and repairs. Free. No subsequent engagement required.
Frequently Asked Questions from Jacksonville Association Boards
Does the City of Jacksonville have its own milestone inspection rules?
Yes. In addition to Florida Statute 553.899, the City of Jacksonville adopted Ordinance 2022-842-E, now Chapter 328 of the Ordinance Code. It sets the city's notice process, the 180-day window to complete Phase One after an association receives written notice, the requirement that the inspector submit reports through the Building Inspection Division's permitting system, and a report review fee. The city publishes the details on its Condo and Co-Op Milestone Inspections page.
How long does our association have to complete Phase One after receiving the city's notice?
Under Section 328.107 of the Ordinance Code, the association must complete Phase One within 180 days after receiving the written notice described in Section 328.106. The city treats Phase One as complete when the inspector who performed it submits the report to the Building Inspection Division through the division's permitting system, or by another method the division chief authorizes in writing.
Do the Jacksonville beaches follow the same process?
Jacksonville Beach, Atlantic Beach, and Neptune Beach are separate municipalities with their own building officials. The state milestone requirements apply to covered buildings in each, but the notice, submission, and fee procedures are set locally. Confirm the process with the building official for the city where your building is located, or call CSI and we will check it for you.
Can CSI perform the milestone inspection and the SIRS together?
Yes. Associations with covered buildings of three or more habitable stories also need a Structural Integrity Reserve Study, updated at least every 10 years. CSI regularly schedules the milestone inspection and the SIRS so that field work and findings feed both documents, which avoids a second mobilization and keeps the two reports consistent.
Serving Duval County from Ponte Vedra Beach
3203 Sawgrass Village Circle
Ponte Vedra Beach, Florida 32082
Phone: (904) 261-8703
Email: info@csidesign.com
Hours: Monday through Friday, 8:00 AM to 5:00 PM
CSI does not keep a separate Jacksonville office. Duval County work is staffed from the Ponte Vedra Beach branch and the Fernandina Beach headquarters.
CSI Ponte Vedra Beach office.
Not Sure Where to Start? Start With Twenty Minutes.
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