Florida Milestone Inspections - Phase 1 vs. Phase 2

What is the difference between a phase 1 milestone inspection vs, a phase 2 milestone inspection?
In response to the tragic building collapse in Surfside, Miami, Florida has implemented a "milestone inspection" program to ensure the structural integrity of condominium and cooperative buildings throughout the state. This program is specifically designed for buildings that are three stories or more in height and is split into two phases:
Phase 1 Milestone Inspection
Phase 1 of the milestone inspection is a visual examination of both habitable and non-habitable areas of the building to assess the major structural components for evidence of substantial structural deterioration. If no signs of structural deterioration are found during this phase, then Phase 2 of the inspection is not required. This phase aims to provide a preliminary assessment of the building's structural integrity without the need for invasive or destructive testing​​​​.
Phase 2 Milestone Inspection
If substantial structural deterioration is identified during Phase 1, Phase 2 of the milestone inspection is initiated. This phase may involve destructive or non-destructive testing at the inspector's discretion. The scope of this inspection can be as extensive or limited as necessary to fully assess areas of distress. Phase 2 is designed to provide a detailed evaluation of the identified issues and recommend appropriate repairs or remediations to ensure the building's safety​​​​.
Key Requirements and Deadlines
Buildings with a certificate of occupancy issued on or before July 1, 1992, must undergo their initial milestone inspection before December 31, 2024.
For buildings that reach 30 years of age (or 25 years if within 3 miles of the coastline), milestone inspections are required by December 31 of that year and every ten years thereafter​​​​.
Responsibility and Compliance
Condominium and cooperative associations are responsible for scheduling, executing, and bearing the costs associated with these milestone inspections. The inspection must be performed by a Florida licensed engineer or architect who must attest to the life safety and adequacy of the structural components of the building​​​​.
This inspection regime aims to enhance building safety and prevent future tragedies similar to the Surfside collapse. It represents a significant shift towards proactive structural integrity management for Florida's aging condominium and cooperative building stock.
Visit Florida Engineering LLC for more information or call us at 941-391-5980.