The Florida Milestone Inspection, mandated by Senate Bill 4-D, has significant implications for condominium and cooperative buildings across the state. This comprehensive guide breaks down what condo owners and prospective buyers need to know about this critical inspection requirement.
What is the Florida Milestone Inspection?
The Florida Milestone Inspection, introduced in May 2022, aims to ensure the structural integrity and safety of condo and co-op buildings that are three stories or higher. It mandates periodic structural inspections by licensed engineers or architects to identify any deterioration or unsafe conditions.
Key Requirements of SB-4
SB-4 Deadlines
Phase 1 Milestone Inspections
Phase 1 inspections involve visual assessments of primary structural components and systems. Key requirements include:
Inspections must be performed by a Florida-licensed engineer or architect.
The inspection requires visual assessments of primary structural members and systems.
Phase 1 must identify any substantial structural deterioration affecting the building's condition, integrity, or occupant safety.
The inspector must document any unsafe or dangerous conditions.
The report must include items needing further inspection and necessary maintenance, repairs, or replacements.
The condo association is responsible for all inspection costs.
Phase 2 Milestone Inspections
If Phase 2 is necessary, additional testing like material probing or non-destructive testing may be required to assess structural integrity thoroughly.
If a Phase 2 inspection is necessary after a Phase 1 inspection by a Florida-licensed engineer or architect, it may involve materials testing, probing, removal of finishes, or non-destructive testing like ground-penetrating radar.
A report detailing the inspections, any unsafe conditions, structural deterioration, and recommendations for maintenance, repairs, or replacements will be provided after the additional testing.
What Condo Owners Should Remember
Even without visible signs, aging structures may require additional testing. Reports must be signed by licensed professionals and shared with association members and local authorities.
Structural Integrity Reserve Studies
Apart from milestone inspections, condo associations must conduct Structural Integrity Reserve Studies every ten years. These studies, also overseen by licensed engineers or architects, estimate future repair costs and recommend reserve funding.
Common Elements Covered
Reserve studies typically assess roofs, walls, floors, and mechanical systems, among others, ensuring adequate funding for major repairs.
FAQs About Florida Milestone Inspections
Q1: Who is responsible for conducting the Florida Milestone Inspections?
A: Inspections must be performed by licensed engineers or architects hired by the condo association.
Q2: What happens if a condo association fails to conduct these inspections?
A: Non-compliance is a breach of fiduciary duty, potentially leading to legal repercussions for association officers.
Q3: How often do condo associations need to update their Structural Integrity Reserve Studies?
A: Reserve studies must be updated every ten years to ensure ongoing maintenance funding.
Navigating the complexities of the Florida Milestone Inspection Law can be daunting for condo owners and associations. Gulf Coast Association Management offers guidance to ensure compliance with Senate Bill 4-D. Trust Gulf Coast Association Management to provide the necessary expertise and support to meet these stringent regulatory requirements effectively.
