Remember the tragic Surfside collapse in June 2021? Overnight, 98 lives were lost when Champlain Towers South fell, shocking not only Florida but the entire country. Investigations revealed long-deferred repairs and structural issues. This prompted lawmakers to act swiftly, introducing stricter laws to prevent future disasters. That’s how Florida’s new milestone inspection requirements were born — to protect lives and properties before it’s too late.
Think of a milestone inspection like an annual health checkup, but for your building’s structural skeleton. Under the new law, if your condo or co-op is three stories or taller, it must undergo a milestone inspection once it reaches 30 years of age — or just 25 if it’s within three miles of the coastline. After that first check, inspections continue every 10 years.
It’s the state’s way of catching problems early, before they snowball into catastrophic failures or become painfully expensive to fix.
Milestone inspections happen in two parts. First, a Phase One visual inspection where a licensed engineer like Cueto Engineering carefully reviews your building’s key structural systems: load-bearing walls, columns, beams, slabs, and balconies. We’re looking for cracks, corrosion, spalling concrete, or other signs of distress.
If everything checks out, you’re good to go. But if we spot concerns, the inspection moves to Phase Two — a deeper dive that may include core sampling, lab tests, or ground-penetrating radar to fully understand what’s happening inside your building.
Live by the beach? Then you’re on a faster track. Because salt air accelerates corrosion, buildings within three miles of Florida’s coast — like most of Miami-Dade and Broward — must complete their first milestone at just 25 years. It’s a smart safeguard tailored for our uniquely harsh coastal environment.
Let’s be real: milestone inspections aren’t free. You’ll need to budget for the engineering assessment, and if repairs are flagged, potentially for remediation work. But ignoring the law is far more costly. Fines, skyrocketing insurance premiums, or even forced evacuations can cripple your association’s finances. That’s why proactive boards include milestone inspections in reserve planning and treat them as a predictable long-term investment in safety and property value.
Fail to comply, and you risk serious consequences. Counties can levy fines or refuse occupancy certifications. Insurance companies might deny coverage or hike your premiums through the roof. Worst case? Board members could even face personal liability lawsuits if negligence leads to harm. Staying compliant isn’t just about following rules — it’s about safeguarding lives and protecting your board’s reputation.
At Cueto Engineering, we’ve tailored our milestone process to be smooth, thorough, and transparent. We start by reviewing your building’s history and blueprints, then conduct a meticulous on-site assessment. If needed, we handle Phase Two investigations with state-of-the-art tools and minimal disruption to residents. Finally, we deliver a clear, jargon-free report outlining exactly what’s needed to stay safe and compliant.
And because we live and work here in South Florida, we know precisely what local buildings face — from salt-laden breezes to hurricane-force winds. That local expertise matters.
Before your milestone, gather old inspection reports, repair records, and your building’s original plans. Handle obvious maintenance like clearing drainage or patching hairline cracks. By addressing small issues now, you might avoid bigger red flags later. Plus, it shows your board is proactive, which inspectors (and insurers) love to see.
Florida’s new milestone law isn’t just another regulation — it’s a lifeline for keeping residents safe and protecting your building’s long-term value. The smartest move? Partner with a local expert who understands our unique coastal challenges. Ready to get compliant and sleep better at night? Call Cueto Engineering. We’ll take it from there.
Q: How often do milestone inspections have to be done?
A: Every 10 years after your first milestone, at either 25 or 30 years depending on your location.
Q: Does every building need a Phase Two inspection?
A: Nope! Only if your Phase One turns up concerns.
Q: Can our handyman or property manager perform this?
A: No — only a licensed Florida Professional Engineer or Architect is authorized to do milestone inspections.
Q: What happens if we delay it past the deadline?
A: You could face fines, insurance loss, or even forced evacuation. It’s not worth the risk.
Q: Is Cueto Engineering insured for this?
A: Absolutely. We carry full professional liability insurance and back every report we issue.
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