Rick Houston ABR, MRP

Understanding Florida’s New Milestone Engineering Report Requirements for Condo Owners

In response to the tragic Surfside condominium collapse, Florida has enacted new legislation aimed at improving the safety and structural integrity of condominium buildings. A key component of these new regulations is the mandatory Milestone Engineering Report. Here’s what condo owners need to know about this requirement and its implications.

What is a Milestone Engineering Report?

A Milestone Engineering Report is a state-mandated structural inspection program for condominium and cooperative buildings that are three stories or higher. The primary goal of these inspections is to assess the structural integrity and safety of the buildings, identifying any necessary maintenance, repairs, or replacements of structural components.

Key Requirements

1. Inspection Deadlines:

• 30-Year Rule: Buildings must undergo their first milestone inspection by December 31 of the year they reach 30 years from their certificate of occupancy. Subsequent inspections are required every 10 years thereafter.
• 25-Year Rule for Coastal Buildings: For buildings within three miles of the coastline, the first inspection is required by December 31 of the year they reach 25 years, with follow-up inspections every 10 years.

2. Inspection Phases:

• Phase 1: This involves a visual examination by a licensed architect or engineer to identify any signs of structural deterioration. If no substantial issues are found, Phase 2 is not required.
• Phase 2: If the Phase 1 inspection identifies substantial structural deterioration, Phase 2 involves more detailed testing, which may include destructive or non-destructive methods to fully assess the areas of concern.

3. Reporting and Compliance:

• The inspection report must be submitted to the local building enforcement agency and the condo association. A summary of the report must be distributed to all unit owners and posted on the association’s website.
• Associations are required to begin necessary repairs within 365 days of receiving the report and must provide proof of commencement or completion to the local enforcement agency. Failure to comply can result in the building being deemed unsafe for occupancy.

Implications for Condo Owners

1. Financial Impact:

• The cost of milestone inspections and subsequent repairs can be significant. Condo associations must budget for these expenses, which may result in increased assessments or special levies for unit owners.

2. Increased Transparency:

• The requirement to distribute inspection summaries and post reports online ensures that all unit owners are informed about the structural condition of their building, enhancing transparency and accountability within the association【153†source】【156†source】.

3. Enhanced Safety:

• These inspections are designed to prevent catastrophic failures by identifying and addressing structural issues early, ultimately protecting the safety and well-being of residents.

Preparing for Compliance

Condo associations should proactively schedule their milestone inspections to avoid last-minute compliance issues. Additionally, associations may need to consult with financial advisors to plan for the potential costs associated with these inspections and any necessary repairs.

By staying informed and prepared, condo owners and associations can navigate these new requirements effectively, ensuring their buildings remain safe and compliant with Florida’s updated regulations.

For further details, you can refer to resources from the Florida Building Code and consult with a licensed professional to guide your specific situation.