Miami Condo Due Diligence
Florida Condo Milestone Inspections Explained
A completed milestone inspection can be reassuring, concerning, or simply the start of more questions. The useful information is in the findings, repair plan and funding.
Phase 1
A Florida-licensed architect or engineer visually examines the building's major structural components. If no signs of substantial structural deterioration are found, Phase 2 is not required.
Phase 2
If substantial structural deterioration is identified, further testing is performed as needed to assess the distress and recommend an appropriate repair program.
Timing
30 years is the statewide baseline; local conditions can move it to 25
Current Florida law generally requires the first milestone inspection by the end of the year a covered building reaches 30 years from its certificate of occupancy, and every 10 years thereafter. A local enforcement agency may require 25 years based on local circumstances such as proximity to salt water.
Do not calculate the deadline from the marketing “year built” alone
The statutory timing is tied to the certificate of occupancy or other local building-official occupancy record. Confirm the actual building record and local enforcement requirements.
What buyers should extract
Turn the engineering report into a practical decision list
- Inspection date and whether the local authority accepted it
- Phase 1 only or Phase 2 required
- Any substantial structural deterioration identified
- Unsafe or dangerous conditions, if any
- Recommended remedial or preventive repairs
- Items requiring further inspection
- Repair scope, engineer recommendations and current project status
- Estimated owner cost and funding source
- Expected access restrictions, balcony closures, noise or construction disruption
Primary sources
Official references used for this guide
Rules and lending standards can change. These are the government and agency sources this page was checked against.
- Florida Statutes §553.899 — mandatory structural inspections
- Florida Statutes §718.112 — association milestone obligations
- Florida DBPR — milestone inspection guidance
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