The short answer
Florida requires a milestone inspection for condominium and cooperative buildings that are three or more habitable stories tall. It is due by December 31 of the year the building turns 30 years old, measured from its certificate of occupancy, and every 10 years after that; local building officials can require the first one at 25 years based on conditions such as closeness to salt water. A Florida-licensed architect or engineer does a visual phase one inspection, and a more detailed phase two follows only if phase one finds substantial structural deterioration. The association must give owners the report summary within 45 days of receiving it.
After the Champlain Towers South collapse in Surfside in 2021, Florida created a statewide inspection requirement for older condo buildings, called the milestone inspection. It is now part of life for every association with a building of a certain size and age, and it is the first step in a process that often ends with concrete repairs and a conversation about reserves.
This post covers the inspection itself: who needs it, when, what happens, and what the report means. For what comes after the report, see our post on milestone inspection repairs.
Which buildings need a milestone inspection
- Condominium and cooperative buildings that are three or more habitable stories tall. A 2025 law added the word habitable, which can leave out some buildings where the lowest level is only parking.
- Not covered: single-family homes, duplexes, triplexes and fourplexes with three or fewer habitable stories, and buildings that are not condos or co-ops, although rental and commercial buildings may still fall under a county program such as Broward's 25-year inspection.
When it is due
| Rule | What it means |
|---|---|
| 30-year milestone | By December 31 of the year the building reaches 30 years from its certificate of occupancy |
| Local 25-year option | The local building official can require the first inspection at 25 years based on local conditions, such as closeness to salt water |
| Repeat inspections | Every 10 years after the first milestone |
| Notice | The local building department notifies the association by certified mail, and phase one is generally due within 180 days of that notice |
How the three counties handle it
| County | How it works |
|---|---|
| Miami-Dade | The county and its cities also run building recertification, which has existed for decades. Miami-Dade uses 25 years for coastal condo buildings built in 1998 or later. Ask your engineer how recertification and the milestone line up so you do not pay twice. |
| Broward | Broward's Building Safety Inspection Program, starting at 25 years and repeating every 10, is written to serve as compliance for both phase one and phase two of the state milestone inspection. See our guide to Broward building recertification. |
| Palm Beach (unincorporated) | The county requires the first inspection at 25 years for buildings within 3 miles of the coastline and 30 years for buildings farther inland. Reports are submitted online on the county's form by the architect or engineer who prepared them, and noncompliance can lead to daily fines and code enforcement. |
Phase one and phase two
- Phase one is a visual inspection of the building's habitable and non-habitable areas by a Florida-licensed architect or engineer. The engineer looks for signs of substantial structural deterioration, such as concrete spalling, exposed or corroded reinforcing steel, cracking, water intrusion and sagging.
- If phase one finds no substantial structural deterioration, the inspection is complete until the next milestone, though the report may still recommend maintenance.
- If it does, a phase two inspection follows. Phase two can include testing that opens up or samples the structure to understand the damage, and it ends with repair recommendations. A progress report is due within 180 days after the phase one report.
What the report contains
- A sealed report from the architect or engineer, with a separate summary of the findings.
- Whether there is substantial structural deterioration, and where.
- Any conditions that make the building unsafe, which must be reported to the building official.
- Recommended repairs and, for phase two, the plan and timeline for them.
After the report
If phase two calls for repairs, every local government must require them to be scheduled or started within a deadline it sets, no later than one year after it receives the phase two report. Buildings covered by the milestone law also need a structural integrity reserve study. Our post on milestone inspection repairs covers how repairs are designed, priced and permitted, and the 2025 reserve rules.
How a board can prepare
- Know your building's certificate of occupancy date and whether your local official uses 25 or 30 years.
- Gather drawings, past inspection reports, repair records and permits for the engineer.
- Arrange access to roofs, balconies, garages, mechanical and electrical rooms, and a sample of units.
- Budget for both the inspection and the possibility of phase two.
- Start talking to repair contractors as soon as phase one suggests problems, rather than waiting for the final phase two report.
The bottom line
If your condo building is three or more habitable stories and approaching 25 or 30 years old, the milestone inspection is coming. Know your deadline, prepare the records, read the full report, and plan the repair phase early. We provide concrete restoration and structural repairs for condo buildings across Miami-Dade, Broward and Palm Beach, working from your engineer's drawings. Send us your report.
Quick questions
- What buildings need a milestone inspection in Florida?
- Condominium and cooperative buildings that are three or more habitable stories tall. Single-family homes, duplexes, triplexes and fourplexes with three or fewer habitable stories are not covered.
- When is a Florida milestone inspection due?
- By December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years. Local building officials can require the first inspection at 25 years based on local conditions such as closeness to salt water; unincorporated Palm Beach County, for example, uses 25 years within 3 miles of the coastline.
- Who can perform a milestone inspection?
- A Florida-licensed architect or engineer. In unincorporated Palm Beach County, only the architect or engineer who prepared the report can submit it to the county.
- What is the difference between phase one and phase two?
- Phase one is a visual inspection. Phase two is required only if phase one finds substantial structural deterioration, and it can include testing that opens up or samples the structure, ending with repair recommendations.
- Does Broward's 25-year inspection count as the milestone inspection?
- Yes. Broward's Building Safety Inspection Program is written to serve as compliance for both phase one and phase two of the state milestone inspection, so covered buildings do not need two separate inspections.
- Do condo owners get to see the milestone report?
- Yes. Within 45 days of receiving the report, the association must send the summary to every unit owner, post it on the property, and publish the full report and summary on its website if it is required to have one.
Sources
- Florida Statutes, s. 553.899 (milestone inspections)
- Florida Senate, CS/CS/HB 913 (2025), Chapter 2025-175
- Palm Beach County, Mandatory Milestone Inspections
- Broward County Board of Rules and Appeals, Building Safety Inspection Program brochure (2024)
- Miami-Dade County, Building Recertification program
This article is general information, not legal advice. Building departments in Miami-Dade, Broward and Palm Beach counties set their own procedures, so confirm the requirements for your property with your local building department.
Scott Rosenberg
Florida Certified General Contractor, CGC1541479
Scott qualifies Rosemont Ventures Group LLC and has worked in general contracting since 1998. He writes Building Blocks to answer the questions South Florida owners ask before they build. Verify the license.