Milestone Inspections, SIRS, and Structural Engineering for Nassau County Condominium Associations
Construction Solutions, Inc. is headquartered in Nassau County — at 961687 Gateway Boulevard in Fernandina Beach — serving condominium and cooperative boards across Amelia Island, Fernandina Beach, Yulee, and Callahan since 1995. This is our home county, not a service area we drive to.
Quick Answer: Nassau County Condo Compliance
If your association governs a building three or more stories tall in Nassau County, two Florida requirements apply:
- Milestone inspection (Fla. Stat. 553.899): Phase 1 is due by December 31 of the year the building turns 30 — or 25 for buildings within 3 miles of the coast, which includes most of Amelia Island — and every 10 years after. Phase 2 follows only if Phase 1 finds substantial deterioration.
- Structural Integrity Reserve Study (SIRS): required for buildings of three or more habitable stories and updated at least every 10 years. It must fund the listed structural components plus any item over $25,000 (the inflation-adjusted Division amount; $25,675 for 2026) whose failure would affect those components.
- Coordinate the two. CSI routinely performs the milestone inspection and the SIRS as a single engagement, saving the association duplicate mobilization costs and producing one integrated findings package.
- Confirm your deadline with the Nassau County Building Department, or call CSI at (904) 261-8703 and we will check it for you.
Your Home-County Structural Engineer
Construction Solutions, Inc. has its corporate headquarters at 961687 Gateway Boulevard #101C, Fernandina Beach, Florida 32034 — inside Nassau County. Our principals, licensed professional engineers, and Community Association Managers work from this office every business day, so field response to a Nassau County association is measured in minutes, and the return visits a real project requires (diagnostic sampling, repair-design clarification, construction-phase walkthroughs) never depend on cross-county travel scheduling.
That proximity matters because a structural evaluation is rarely a single-visit engagement. It also means we work routinely with the Nassau County Building Department on milestone and SIRS submittals and understand how the local enforcement agency applies the coastal 25-year trigger along the Amelia Island shoreline.
Engineering, Management, and Contracting Under One Accountability Chain
CSI is staffed by Florida-licensed professional engineers, licensed Community Association Managers, and a Florida Certified General Contractor (license CGC1517261). A single firm can perform the structural or envelope evaluation, author the SIRS, design the repair specifications, oversee the contractor, and advise the board through owner communications — without the coordination friction of assembling a multi-vendor team.
Serving Every Corner of Nassau County
Nassau County's building stock ranges from oceanfront mid-rise towers to mainland low-rise communities, and the right inspection scope depends on which you have.
Fernandina Beach & Amelia Island
The county's oceanfront and historic-downtown condominiums face the most aggressive deterioration in the region: Atlantic chloride exposure, wind-driven rain, and an older 1970s–1980s tower inventory built before current concrete-cover code. For the island-specific deep dive on building envelope diagnostics and coastal concrete corrosion, see our Amelia Island structural engineering page.
Yulee & Callahan
Mainland Nassau County communities in Yulee and Callahan trend newer and inland, with different failure profiles — envelope and roofing wear, drainage, and reserve-funding planning rather than salt-driven concrete spalling. The milestone and SIRS obligations are the same; the scope and cost drivers are not, and CSI calibrates each evaluation to the building's actual era and exposure.
Beyond the County Line
CSI also serves St. Johns County from our Ponte Vedra Beach branch — see milestone inspections in Ponte Vedra Beach — along with associations throughout Northeast Florida, Georgia, and South Carolina.
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.
Complimentary Drone Survey
An FAA Part 107-certified pilot and a licensed engineer conduct a twenty-minute exterior aerial assessment of your Nassau County property. The board receives a same-day preliminary findings memorandum identifying visible concerns such as balcony spalling, roof membrane failure, parapet deterioration, or envelope waterproofing issues that warrant closer engineering review. Zero cost. Zero obligation.
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 SB 4-D milestone and SIRS obligations that apply, typical findings on comparable Nassau County properties, and the decision framework for coordinating the two engagements. Includes a printed handout for all board members. Free. No subsequent engagement required.
Frequently Asked Questions from Nassau County Association Boards
Does Construction Solutions, Inc. have an office in Nassau County?
Yes. CSI is headquartered in Nassau County at 961687 Gateway Boulevard #101C in Fernandina Beach -- this is our home county. We serve associations across Amelia Island, Fernandina Beach, Yulee, and Callahan, often with same-week site visits, and we work directly with the Nassau County Building Department on milestone and SIRS submittals.
When is our Nassau County building required to undergo a milestone inspection?
Florida Statute 553.899 requires condominium and cooperative buildings three stories or taller to complete a milestone inspection by December 31 of the year the building reaches 30 years of age, and every 10 years thereafter. For buildings within 3 miles of the coastline -- which includes most of Amelia Island -- the local enforcement agency may require the first inspection at 25 years. Confirm your building's timeline with the Nassau County Building Department.
Do we also need a SIRS, and how often must it be updated?
Yes. Condominium and cooperative associations with buildings three or more habitable stories must complete a Structural Integrity Reserve Study and update it at least every 10 years. CSI routinely coordinates the milestone inspection and the SIRS as a single engagement so the association avoids duplicate site-mobilization costs and gets one integrated findings package.
What happens if our association misses the deadline?
The Nassau County building official may issue a notice of noncompliance, which can lead to unsafe-structure proceedings, property insurance non-renewal, and personal liability for board members under Florida Statute 553.899. Engaging an engineer early also avoids the scheduling bottleneck that builds as deadlines approach.
Nassau County Headquarters
961687 Gateway Boulevard #101C
Fernandina Beach, Florida 32034
Phone: (904) 261-8703
Email: info@csidesign.com
Hours: Monday through Friday, 8:00 AM to 5:00 PM
Same-week response to any Nassau County association. Same-day preliminary findings from drone surveys. Sealed reports within fifteen business days of the final site visit.
Not Sure Where to Start? Start With Twenty Minutes.
A complimentary drone survey of your Nassau County property is the fastest way to know the current condition of your building envelope and structure. No commitment. No cost.
Request Drone Survey