Florida Milestone Inspections. Structural Engineers
Florida has implemented new legislation SB-154 requiring Florida milestone inspections for condominium and residential cooperative (co-op) buildings that are three stories or taller. These inspections are crucial for ensuring the structural integrity and safety of buildings across the state. If you own or reside in such a building, it’s essential to understand these new requirements and how they affect you.
What Are Condo Florida Milestone Inspections? Winter Springs, Seminole County, FL
Florida milestone inspections is a thorough structural evaluation of a building, focusing on load-bearing walls and other critical components designed to support the structure. Conducted by a licensed architect or engineer authorized to practice in Florida, these inspections aim to:
- Assess the building’s structural condition.
- Identify any necessary maintenance, repairs, or replacements.
- Ensure the safety and well-being of residents.
Who Needs to Comply?
Your building requires a milestone inspection if it meets the following criteria:
- Height: Three stories or higher, as determined by the Florida Building Code.
- Ownership: Partially or fully owned by a condominium association (under Chapter 718) or a cooperative association (under Chapter 719).
Exemptions
The following properties are exempt from these requirements:
- Single-family homes.
- Two-family homes (duplexes).
- Three-family homes (triplexes) with three or fewer habitable stories above ground.
Note: Habitable space includes areas used for living, sleeping, eating, or cooking. Storage or utility spaces are not considered habitable.
Timing of Florida Milestone Inspections
Buildings requiring milestone inspections must adhere to the following schedule:
- Initial Inspection: Once the building reaches 30 years of age.
- Subsequent Inspections: Every 10 years after the initial inspection.
Important Deadlines
- Buildings 30 Years Old Before July 1, 2022: Must complete the initial inspection by December 31, 2024.
- Buildings Reaching 30 Years Between July 1, 2022, and December 31, 2024: Must complete the initial inspection by December 31, 2025.
- Buildings Reaching 30 Years On or After December 31, 2024: Must complete the inspection by December 31 of the 30th year.
Building age is determined by the issuance date of the certificate of occupancy or other official records.
Understanding the Florida Milestone Inspections Process
Notification
Local government building officials will notify condominium or cooperative associations about required inspections via certified mail. Associations must then inform unit owners within 14 days, providing the inspection deadline. Notifications can be sent electronically if owners have consented.
Phases of Florida Milestone Inspections
Phase One
- Visual Examination: A licensed architect or engineer conducts a visual inspection of both habitable and non-habitable areas.
- Assessment: Determines the building’s structural condition.
- Outcome: If no substantial structural deterioration is found, Phase Two is not required.
- Reporting: The inspector submits a report to the appropriate local government agency.
Phase Two
- Trigger: Initiated if substantial structural deterioration is identified in Phase One.
- In-Depth Analysis: May include destructive or non-destructive testing to assess structural distress.
- Goal: Confirm structural safety and recommend repair programs.
- Reporting: A detailed inspection report is prepared and submitted.
Defining Key Terms
- Story: A level between the upper surface of a floor and the floor or roof above it, including basements and garages beneath living spaces.
- Substantial Structural Deterioration: Significant structural distress or weakness affecting the building’s integrity, beyond surface imperfections like minor cracks or peeling finishes.
Special Considerations in Flood Hazard Areas for Florida Milestone Inspections
Buildings located in Special Flood Hazard Areas (SFHAs) are subject to FEMA’s “49% Rule”:
- Substantial Damage: Repairs exceeding 49% of the building’s market value require the entire structure to comply with current flood regulations.
- Compliance: For more information, contact your local building department or floodplain administrator.
Florida Milestone Inspection Report Requirements
The inspection report must include:
- Methodology: Details on the manner and type of inspection.
- Findings: Identification of any substantial structural deterioration and severity.
- Safety Conditions: Statement on any unsafe or dangerous conditions observed.
- Recommendations: Suggested remedial or preventive repairs.
- Further Actions: Identification of areas requiring additional inspection.
Submission
- Distribution: A sealed copy and a separate summary must be provided to the condominium or cooperative association, any non-association owners, and the local building official.
EMA Engineer’s Expertise
At EMA, our team of licensed engineers and Threshold Building Special Inspectors (SI) has extensive experience conducting Florida milestone inspections, including both Phase I and Phase II. With over 32 years of experience in structural forensic engineering, we ensure that your property remains safe and compliant with Florida’s stringent building codes. Our experts are well-versed in both residential and commercial building inspections, offering fast, reliable, and affordable services to meet the approaching deadlines.
If you own a building that requires a condominium Florida milestone inspection, it’s crucial to start the process now, as the December 31, 2024, deadline is fast approaching. Florida Engineering can help you navigate this process, ensuring both safety and compliance.
Future Developments
By December 31, 2024, the Florida Building Commission will establish a building safety program to standardize the milestone inspection process within the Florida Building Code. This will include:
- A uniform inspection report format.
- Standardized documentation requirements.
Florida’s milestone inspection requirements are a significant step toward ensuring the safety and structural integrity of condominium and cooperative buildings statewide. If you are a building owner or resident, it’s crucial to stay informed and comply with these regulations promptly. For more information or assistance, consult a licensed architect or engineer and stay in contact with your local building officials.
With the December 31, 2024 deadline looming, the time to act is now. EMA is here to help you meet these legal requirements of Florida milestone inspections and ensure your condominium remains safe for years to come. Contact us today to schedule your Florida milestone inspection and take the first step toward compliance and peace of mind.
Don’t wait until it’s too late—ensure your building is safe and compliant with EMA.