Last updated: July 27, 2026
House Bill 913, signed into law and effective July 1, 2025, made milestone structural inspections mandatory for Florida condo and cooperative buildings that are three stories or taller and at least 30 years old. Buildings within three miles of the coast have an earlier trigger at 25 years. A Phase 1 inspection is a visual assessment by a licensed architect or engineer. If that engineer identifies substantial structural deterioration, the association must proceed to a Phase 2 inspection, which is a deeper engineering analysis that can include invasive testing and material sampling. Once complete, the report goes to the local building official and every unit owner. Associations that miss their inspection window face daily fines from the Florida DBPR and restrictions on how they can spend their reserve funds. If you own a condo unit or serve on a board in Miami-Dade, Broward, or Palm Beach County, here is the full breakdown of what HB 913 requires and what your association needs to hire.
What is a milestone inspection in Florida?
A milestone inspection is a mandatory structural assessment that Florida's HB 913 requires of condo and cooperative buildings when they reach certain age thresholds. The goal is to identify structural deterioration before it becomes a safety hazard, a direct lesson from the 2021 collapse of the Champlain Towers South in Surfside.
The inspection must be performed by an architect licensed under Florida Chapter 481 or an engineer licensed under Chapter 471. Only these professionals can sign off on the milestone inspection report. Property managers, building contractors, and maintenance technicians, regardless of experience, cannot substitute for the licensed architect or engineer.
The inspection focuses on load-bearing elements, primary structural members, and primary structural systems of the building. It does not cover individual units, mechanical systems such as HVAC, or cosmetic conditions of the building.
Official source: Florida Statute 553.899 — Mandatory structural inspections (flsenate.gov)
What Florida buildings need a milestone inspection?
The requirement applies to condo and cooperative buildings that are three stories or taller. Age is the second factor:
| Building Location | Age that triggers inspection |
|---|---|
| Within 3 miles of the coast | 25 years |
| 3 miles or more from the coast | 30 years |
In the South Florida context, this means the vast majority of condo buildings in Miami Beach, Fort Lauderdale, Boca Raton, and coastal Palm Beach communities have already reached or will soon reach the 25-year threshold. Buildings inland, such as those in West Palm Beach, Coral Springs, or Pembroke Pines, have the 30-year threshold.
Milestone inspections repeat. A building that receives its first inspection at 25 or 30 years needs follow-up inspections every 10 years after that. Verify the exact schedule with the Florida DBPR, as follow-up specifics may adjust with future legislation.
PRE-INSPECTION PREPARATION
A well-maintained building significantly reduces the risk of triggering a costly Phase 2 inspection. Worldwide Property Services offers comprehensive maintenance programs for condo boards and HOAs across all three South Florida counties.
Call: (888) 600-4915What happens during Phase 1 and Phase 2 of the milestone inspection?
Phase 1 Inspection
Phase 1 is a visual assessment of the building. The licensed engineer or architect walks through common areas, the building exterior, parking structure, rooftop (when safely accessible), and visible structural elements. No destructive or invasive testing is required in Phase 1.
The inspector looks for signs of substantial structural deterioration such as significant concrete cracking, visible steel reinforcement corrosion, masonry degradation, and structural deflection or settlement. If none of these issues are found, Phase 1 concludes with a clean report and no further action is required until the next milestone inspection.
Phase 2 Inspection
Phase 2 is triggered when Phase 1 identifies substantial structural deterioration. This phase is an in-depth engineering analysis that may include invasive testing and material sampling. The engineer may require opening walls or concrete slabs to assess the condition of internal reinforcement.
After Phase 2, the engineer delivers a written report detailing specific findings and recommended repairs. This report must be submitted to the local building official. The local official may set timelines for completing repairs and, in the most serious cases, may restrict building occupancy until repairs are made.
Phase 2 cost varies widely depending on the building size and the scope of issues found. Buildings with historically poor maintenance have a significantly higher likelihood of triggering Phase 2. Consistent preventive maintenance, including pest control to catch termite infestations that damage structure, gutter cleaning to prevent water intrusion, and pressure washing to remove moisture buildup, reduces this risk.
Who pays for the milestone inspection in a Florida condo?
The condominium association pays for the milestone inspection as an association expense, which is then distributed to unit owners through regular maintenance assessments or reserve funds. It is not the responsibility of individual unit owners to arrange or pay directly for the inspection.
If Phase 2 is triggered, those additional costs are also the association's responsibility. Associations that have fully funded their structural reserves under the SIRS requirement will be better positioned to cover these costs without a special assessment. Associations with underfunded reserves, or that historically waived structural reserves, face the prospect of a significant special assessment.
Read more about the SIRS requirement: Florida Condo and HOA Maintenance Law Guide
What are the milestone inspection deadlines in Florida?
Exact milestone inspection deadlines in Florida depend on your building's age, its location (coastal or inland), and whether subsequent legislation has adjusted timelines. Because of this complexity, it is essential to verify your specific building's deadline directly with the Florida DBPR or a community association attorney.
What is clear: associations that miss their inspection deadline face daily fines from the DBPR and restrictions on using reserve funds. In the most serious cases where noncompliance persists, the local government can restrict building occupancy.
The most immediate and practical consequence is the reserve restriction. Once the DBPR determines that an association has missed the inspection deadline, the association can only use its reserves for required structural repairs. If the association needs a new roof, elevator repair, or any other expense, it is locked out until it meets the inspection requirement.
What does the association need to arrange before the milestone inspection?
The best position your association can be in on inspection day is with a well-maintained, documented, and accessible building. Problems that a milestone inspector finds don't disappear because you didn't find them first. But arriving at the inspection with a solid maintenance record significantly reduces the risk of triggering Phase 2.
Before the milestone inspection, your board should ensure that:
Pest control is current
Subterranean and drywood termites are the primary biological agents of structural deterioration in South Florida. An active quarterly pest control program demonstrates diligence and reduces the risk of the inspector finding termite structural damage.
Our HOA pest control programGutters and drainage are clean
Water intrusion from clogged gutters is one of the most common causes of slab and wall deterioration in condo buildings. Clean gutters are easy to verify and document.
Gutter cleaning guideCommon area pressure washing is recent
Moisture, algae, and mold buildup on concrete can mask surface cracks or accelerate deterioration. Regular pressure washing clears the surface for inspection and prevents harmful buildup.
Cleaning and maintenance servicesMaintenance records are gathered and organized
The engineer may ask to see repair history, prior maintenance contracts, and previous inspection reports. Having these ready demonstrates board diligence.
Common areas are accessible and clear
The engineer needs unobstructed access to the parking structure, mechanical room, rooftop (when safe), attic spaces, and any limited access areas. Items stored in common areas should be cleared.
What does the milestone inspection mean for individual condo owners?
As an individual condo unit owner, the law gives you specific rights in relation to the milestone inspection process. The association must provide you with a copy of the milestone inspection report within 45 days of receiving it from the engineer. If the report does not arrive, you can request it directly from the board.
If Phase 2 findings require repairs and the association has insufficient reserves to cover them, you may face a special assessment. Before purchasing a condo unit in South Florida, verify the building's milestone inspection status, SIRS compliance, and current reserve funding. Request this information as part of your due diligence before closing.
If you live in a building where the board has been deferring maintenance, pushing back pest control, or delaying gutter cleaning, the milestone inspection report may bring those issues to light in a costly way. The good news: Worldwide Property Services works with boards across all three South Florida counties to establish preventive maintenance programs that reduce both Phase 2 risk and inspection stress.
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Frequently Asked Questions
What is a milestone inspection in Florida?
A milestone inspection is a mandatory structural assessment for Florida condo and cooperative buildings three stories or taller when they reach certain age thresholds (25 or 30 years). It is performed by a licensed architect or engineer. If Phase 1 finds issues, a more detailed Phase 2 is triggered. The final report goes to the local building official and all unit owners.
What buildings need a milestone inspection in Florida?
Condo and cooperative buildings that are three stories or taller need milestone inspections. Buildings within three miles of the coast have the trigger at 25 years; inland buildings at 30 years. Verify your specific deadline with the Florida DBPR, as subsequent legislation may adjust these thresholds.
Who pays for the milestone inspection in a condo?
The condominium association pays for the inspection as an association expense. Costs are distributed to unit owners through regular assessments or reserves. If Phase 2 is triggered, those additional costs are also the association's responsibility. Associations with insufficient structural reserves may need to issue a special assessment.
What happens if the milestone inspection finds problems?
If Phase 1 finds substantial structural deterioration, Phase 2 is triggered. Phase 2 is a deeper engineering analysis that may include invasive testing. After Phase 2, the engineer delivers a report with recommended repairs. The local official may set repair timelines and, in serious cases, restrict building occupancy.
What does the association need to arrange before the milestone inspection?
Before the milestone inspection, the association should ensure pest control is current (especially termite treatment), gutters and drainage are clean, common areas have been recently pressure-washed, maintenance records are organized, and all restricted-access areas are accessible to the inspector.
PRE-INSPECTION MAINTENANCE
Bring your building to inspection with confidence.
Worldwide Property Services has been serving HOA and condo communities across Miami-Dade, Broward, and Palm Beach since 1989. Quarterly pest control, gutter cleaning, pressure washing, and maintenance coordination: all under one contract.