Resources · Building Restoration
Florida Milestone Inspections & 30/40-Year Recertification
A plain-language guide for condo and co-op associations, boards, and property managers navigating Florida's milestone inspection law — and what to do when the report comes back with repairs.
After the Champlain Towers South collapse in Surfside in 2021, Florida passed Senate Bill 4-D, creating a statewide milestone inspection program for aging condominium and cooperative buildings. If your building is three stories or taller and approaching 30 years old — 25 years if it's within 3 miles of the coast — this law almost certainly applies to you.
For associations in Miami-Dade and Broward, milestone inspections sit alongside the long-standing 40-year recertification programs. For everyone else in South Florida, this is new — and the deadlines are already arriving.
This guide is general information, not legal or engineering advice. Confirm requirements for your specific building with your local building department and a licensed design professional.
3+ stories
Condo & co-op buildings three stories or taller are covered by the law.
30 / 25 years
First inspection due the year the building turns 30 — 25 if within 3 miles of the coast.
Every 10 years
After the first milestone, inspections repeat on a 10-year cycle.
How the Timeline Works
- 1
Building turns 30
Or 25 years if within 3 miles of the coastline. The milestone inspection is due by December 31 of that year.
- 2
Local notice
The local enforcement agency notifies the association. The association has 180 days from notice to complete Phase 1.
- 3
Phase 1 report
The architect or engineer submits a sealed report to the building official. No deterioration found — done until the next cycle.
- 4
Phase 2 if needed
If deterioration is found, Phase 2 testing scopes the repairs. The association must begin repair work within 365 days of the Phase 2 report.
- 5
Every 10 years after
Milestone inspections repeat on a 10-year cycle for the life of the building.
Phase 1, Phase 2 & What Comes After
The inspection is only the first step. When deterioration is found, the association moves from assessment into engineered repair scopes and permitted restoration work.
Phase 1 — Visual Examination
A licensed architect or engineer performs a visual assessment of load-bearing elements: structure, balconies, waterproofing, and exterior walls. The goal is to determine whether there are signs of substantial structural deterioration. No signs found — the milestone requirement is satisfied.
Phase 2 — Testing & Scoping
Triggered when Phase 1 finds deterioration or cannot rule it out. May include concrete sounding, rebar cover surveys, moisture testing, or selective demolition to quantify the damage. The report defines the repair scope the association must act on.
Repairs & Restoration
Once a repair scope is established and permitted, the restoration work begins — concrete spall repair, structural strengthening, balcony and railing restoration, waterproofing, and re-coating. This is where an experienced restoration contractor keeps an occupied building safe and the schedule on track.
When the Report Finds Damage
South Florida's salt air is hard on concrete. The most common milestone findings are concrete spalling and delamination, corroded reinforcing steel, failed balcony waterproofing, and deteriorated structural connections. These are repairable — but they require a contractor that does structural restoration regularly, in occupied buildings, under permit and inspection schedules that don't slip.
RE&P Florida performs building restoration and structural repair across Miami, Miami Beach, Miami-Dade County, Broward County, Palm Beach County, South Florida, working from the engineer's repair scope through final inspection. If your association has a Phase 2 report in hand — or a deadline approaching — talk to us about the repair scope .
Frequently Asked Questions
Which buildings need a Florida milestone inspection?+
Condominium and cooperative buildings that are three stories or taller. Single-family, two-family, and three-family homes with three or fewer habitable stories are exempt.
When is the milestone inspection deadline?+
By December 31 of the year the building turns 30 — or 25 years if the building is within 3 miles of the coastline. Local enforcement agencies may also require it earlier, and buildings with certificates of occupancy issued before July 1, 1992 had initial deadlines set by the statute. After the first milestone, inspections repeat every 10 years.
What is the difference between Phase 1 and Phase 2?+
Phase 1 is a visual examination of the building's structural components by a licensed architect or engineer, looking for signs of substantial structural deterioration. If no signs are found, the inspection ends. If deterioration is found — or if it can't be ruled out visually — Phase 2 begins, which may involve destructive or non-destructive testing to determine the extent of the damage and whether repairs are needed.
How is a milestone inspection different from 40-year recertification?+
Miami-Dade and Broward counties have long required building recertification at 40 years (and every 10 years after). The statewide milestone inspection now runs on its own 30-year (or 25-year coastal) schedule. In many cases the local program has been aligned with the state law, but owners should confirm with their local building department which requirements apply to their specific building.
What happens if the inspection finds structural problems?+
The engineer or architect's report is submitted to the local building official. If substantial structural deterioration is identified, the association must begin repairs — typically starting with a Phase 2 inspection to scope the work, then permitting and performing structural restoration within the timeframes set by the building official. Ignoring the report can lead to enforcement action, including declaring the building unsafe.
Who pays for milestone inspections and repairs?+
The condominium or cooperative association is responsible for the cost of the inspection and any required repairs. Florida law also now requires most associations to maintain fully funded structural integrity reserve studies (SIRS) for critical components, which is how reserve funding for these repairs is sized.
Let's build the next
one right.
Tell us about the project, timeline and scope. Our team will review the information and connect with you about the next step.