If you’re buying or selling a condo in a Florida building that’s three stories or taller, “milestone inspection” is a term worth understanding before you get anywhere near the closing table. Required under Florida Statute 553.899, these structural inspections have become one of the more consequential disclosure items in South Florida condo transactions since the law was tightened following the 2021 Surfside collapse.
What Triggers a Milestone Inspection
The requirement applies to condominium and cooperative buildings of three or more habitable stories. Most buildings statewide must complete their first milestone inspection by December 31 of the year they turn 30 years old, measured from the certificate of occupancy date, and then every 10 years after that. Buildings within three miles of a coastline — which describes a large share of South Florida’s condo inventory — are on an accelerated 25-year schedule instead. Local building officials can also require an earlier first inspection based on conditions specific to the area.
Phase One and Phase Two, Explained
A licensed Florida architect or engineer performs Phase One: a visual examination of the building’s habitable and nonhabitable areas and its major structural components. If that inspection finds no signs of substantial structural deterioration, the process stops there. If it does find deterioration, the building moves into Phase Two, which can involve more invasive testing, and the association has 180 days from the Phase One report to submit a Phase Two progress report with a repair timeline.
Why It Matters at the Closing Table
For buyers, a building’s milestone inspection status is just as important as its estoppel certificate or its structural integrity reserve study — ask whether the inspection has been completed, what it found, and whether any Phase Two repairs are underway or pending, since those can come with significant special assessments. For sellers, an overdue or failed inspection can slow down a sale or complicate a buyer’s financing, so it’s worth confirming your association’s compliance status before you list. Buildings that fall out of compliance can be referred to code enforcement and, in serious cases, deemed unsafe for occupancy.
A Growing Number of Buildings Are Hitting This Window
Because both the standard and coastal deadlines are tied to a building’s age, a growing share of older South Florida condos are reaching their milestone inspection window right now, and will continue to through the rest of this decade. Buyers should expect more associations to be mid-inspection, mid-repair, or planning a special assessment in the next few years — one more reason to ask the question directly rather than assume a building is in the clear.
This is general information, not legal advice. Milestone inspection requirements, local deadlines, and compliance details can vary by building and jurisdiction and are subject to change, so buyers and sellers should confirm current requirements with their condo association, a licensed Florida real estate attorney, or the local building department before making decisions based on this information.
If you’re considering buying or selling a Florida condo and want help understanding a specific building’s inspection history before you make an offer or list, reach out — it’s one of the first things worth checking.