Florida Milestone Inspection Coordination for Condo Boards
A milestone inspection is a professional structural inspection. The board’s operational job is to establish the building facts, arrange the qualified inspection, control the notice and reporting sequence, and follow the resulting repair decisions through to verified completion.
Milestone inspection and SIRS answer different questions
Florida’s milestone framework addresses structural condition for covered residential condominium and cooperative buildings. A Structural Integrity Reserve Study addresses the assessment and funding of specified reserve components. Keep the professional reports and the resulting obligations separate, even when their preparation is coordinated.
A board should not assume that receiving a reserve study clears an inspection obligation, or that a milestone report automatically establishes the entire funding plan. Record the building, report type, issuing professional, issue date, recipient, required follow-up and governing source for each report.
- Inspection: structural condition and any required further investigation
- Reserve study: relevant components and the professional funding recommendations
- Project scope: the technical work required to address the findings
- Board decision: authority, funding, procurement and resident coordination
Establish the building facts and the local authority
Build one file per building with its certificate-of-occupancy date, habitable story count, form of ownership, maintenance responsibilities, prior accepted inspections, local enforcement contact and received notices. Do not use the association’s corporate registration date as a substitute for the building-age record.
The statute generally sets an initial age of 30 years and a ten-year repeat cycle for covered buildings. A local enforcement agency may require an earlier inspection at 25 years based on local circumstances. Applicability, exceptions, accepted prior inspections and authorized extensions need property-specific confirmation.
- Record when the official notice was received and retain the delivery evidence
- Identify the professional arranging and submitting each report
- Confirm the correct local enforcement jurisdiction for each building
- Resolve conflicting age or height records with the relevant authority
Control the notice and professional reporting sequence
The statute provides a 14-day unit-owner notification requirement after receipt of the local agency’s written notice and generally a 180-day phase-one completion period. Completion includes the inspecting professional’s submission to the local enforcement agency. Track the professional submission and the association communication as different events.
Phase two is required when the inspecting professional identifies substantial structural deterioration. The professional directs the investigation and reporting. Ask for the current technical scope, access requirements, progress obligations and escalation path; do not translate unresolved engineering findings into an informal safety assurance.
- Use a deadline register with triggering event, source, owner and proof
- Keep the inspector-prepared summary and required distribution evidence
- Track any authorized extension with the actual written basis
- Separate current technical findings from planned remedial work
Convert findings into controlled repair decisions
Have the appropriate professional identify urgency, protective measures, investigation, design, permits and acceptance requirements. Record which actions require local-authority coordination. An administrative schedule cannot override a technical direction or an official restriction.
Build procurement around the current professional scope and revision. Connect each repair item to its source finding, approval authority, funding decision, contract, change orders, inspection and final acceptance. Communicate the verified status and next update time to owners without promising dates that depend on unresolved access, design or permit conditions.
- Preserve the inspection finding rather than rewriting it as a board conclusion
- Show committed costs and pending exposure separately
- Include resident access and temporary services in the project dependency plan
- Retain final reports, permits, warranties and remaining maintenance actions
What the board should receive each reporting cycle
Request a concise exception report showing the building, applicable report or action, latest verified status, next milestone, responsible person, due date and blocking dependency. Link the status to the source record. Separate documents submitted, documents accepted, work performed and work professionally verified.
Use the statutory source and current local directions when confirming deadlines. These coordination controls do not determine structural safety or replace the engineer, architect, reserve professional, local authority or legal adviser.
Florida Milestone Inspection Coordination for Condo Boards checklist
A reusable control-definition worksheet. Add property-specific owners, dates, evidence links and status before using it as an action record.
Download the CSV checklist to assign an owner, add dates, and record the evidence for your property.
These rows define suggested controls, not completed property findings. Add a row ID, owner, due date, status and evidence link to your working copy. See the working-copy instructions and reuse terms.
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| Review area | Check | Evidence to request | Decision question |
|---|---|---|---|
| Building | Verify occupancy date | Certificate of occupancy and local authority record | What establishes building age? |
| Building | Confirm covered height and ownership | Building records and governing documents | Which statutory provisions apply? |
| Authority | Identify local jurisdiction | Local enforcement contact and written direction | Who confirms local requirements? |
| Notice | Record notice receipt | Official notice and delivery evidence | What event starts the deadline? |
| Notice | Track owner communication | Required notice and delivery record | Was communication completed as required? |
| Professional | Confirm qualified inspection engagement | Executed professional scope and credentials | Who performs and submits the inspection? |
| Professional | Track phase-one submission | Inspector report and submission evidence | Was the relevant completion requirement met? |
| Professional | Track further investigation | Phase-two direction progress and current scope | What technical work remains? |
| Reports | Control report distribution | Inspector summary recipients and delivery evidence | Which distribution obligations remain? |
| Repairs | Link findings to scope | Professional direction design and finding reference | Does work address the actual finding? |
| Repairs | Record funding and approvals | Professional advice authority budget and contract | Which decision is needed before work? |
| Closeout | Verify acceptance and records | Final professional reports permits and open actions | What remains unresolved? |
Frequently asked questions
Does a milestone inspection replace a reserve study?
No. The inspection evaluates structural condition; the reserve study addresses relevant reserve components and funding recommendations. Confirm the separate requirements and any permitted coordination for the actual building.
Should the board calculate every deadline from the inspection anniversary?
No. Some duties are triggered by receipt of a notice or report. Retain the triggering record and confirm the relevant requirement, local direction and authorized exceptions.
Can an administrative checklist certify that the building is safe?
No. Safety conclusions and required technical work belong to the qualified inspecting professionals and relevant authorities. The checklist controls coordination and evidence.
Primary references and scope
References checked October 3, 2026. Confirm the applicable source and any later changes before a property-specific decision. The guide provides coordination controls; professional conclusions remain with the appropriate qualified reviewer.