Condo Milestone Inspections 

A “milestone inspection” is a structural inspection of a building, including load-bearing walls and other elements that are designed to support the building. These inspections keep residents safe by ensuring their homes are in good structural condition. They help determine whether any of the buildings’ structural components need to be maintained, repaired or replaced. The inspections are performed by a licensed architect or engineer authorized to practice in Florida.

Local government building officials will send notices about required inspections by certified mail. They will send this notice to the condominium association or cooperative association and any owner of any portion of the building that is not owned by the condominium or cooperative association.

The condominium or cooperative association must notify the unit owners of the required milestone inspection within 14 days after receiving the written notice from building officials and provide the date that the milestone inspection must be completed. This notice may be sent to unit owners electronically (e.g. via email) or by posting on the association’s website if the unit owners consented to receive notices electronically.

During phase one of the milestone inspection, a licensed architect or engineer authorized to practice in Florida will visually examine the habitable and non-habitable areas of a building, including its major structural components, and provide an assessment of the structural condition of the building. If the architect or engineer finds no signs of substantial structural deterioration, phase two of the inspection is not required. To complete phase one, the licensed engineer or architect who performed the inspection must submit the inspection report to the appropriate local government agency. 

Phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection will prepare and submit an inspection report.

As defined by Florida Building Code, a “story” is the portion of a building included between the upper surface of a floor and the upper surface of the next floor or roof above it.  A story is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.  
 
According to Florida Building Code (Building), a basement counts as a story. A garage or parking area beneath the living space also counts as a story. However, a mezzanine – an intermediate level between the floor and ceiling of any story – does not contribute to the number of stories as it is considered a portion of the story below.

“Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

No. 

“Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration. 

“Substantial damage” (as defined by FEMA) means damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to its before-damaged condition would equal or exceed 49% of the market value of the building or structure before the damage occurred.

Yes, if the building is in a Special Flood Hazard Area (SFHA), the “49% rule” would apply. This means repairs cannot exceed 49% of the building’s market value unless the entire structure is brought into full compliance with current flood regulations. For more information, contact Pinellas County Building and Development Review Services.

Once a phase one or phase two milestone inspection is completed, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with the following:

• A separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium association or cooperative association, to any other owner of any portion of the building that is not owned by the condominium or cooperative association, and to the building official of the appropriate local government. 
• The inspection report must, at a minimum:
  • Indicate the manner and type of inspection
  • Identify any substantial structural deterioration, describe how severe the deterioration is, and identify any recommended repairs.   
  • State whether unsafe or dangerous conditions, as defined in the Florida Building Code, were observed. 
  • Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration. 
  • Identify and describe any items requiring further inspection. 

By December 31, 2024, the Florida Building Commission will adopt rules to establish a building safety program for implementing the milestone inspections within the Florida Building Code (FBC). As a part of this process, the inspection report format and documentation will be made more standardized.

Milestone inspections are required for the entire state of Florida. Pinellas County will only accept milestone inspection reports for unincorporated Pinellas County and the seven municipalities of which the county operates as their building official:

• Belleair Beach
• Belleair Bluffs
• Belleair Shore
• Indian Rocks Beach
• Oldsmar
• Safety Harbor
• Town of Kenneth City