When does my condo need a milestone inspection?

The milestone inspection requirement applies to condominium buildings that are three or more stories tall, arriving at 30 years from the certificate of occupancy, or 25 years for buildings within three miles of the coastline.

The inspection is a structural review by a licensed engineer or architect, looking at load-bearing walls, the concrete structure, and other critical elements.

Florida set deadlines by building age. Buildings that reached the 30-year mark, or 25 years near the coast, before July 1, 2022 were required to complete their inspection by the end of 2024, and buildings that crossed the mark between July 1, 2022 and the end of 2023 were due by the end of 2025, with newer buildings phasing in through 2026 and beyond.

Deadlines can shift with new legislation, so the exact date that applies to your building is worth verifying with the association or your county.

Phase one is a visual review of the building's primary structural components, and if the engineer finds signs of damage, phase two adds destructive testing to look deeper. The results come with findings and, when needed, a repair plan.

A building that fails or skips the milestone inspection may face required repairs, large assessments, and trouble getting insurance or a mortgage.

Ask whether the building has completed its milestone inspection, what phase it reached, and what was found. The answers show up in assessments, fees, and whether lenders will finance units in the building.

The seller's MISIRS disclosure form puts part of this on paper, and the association minutes and financials fill in the rest.

I guide condo buyers through the inspection status, the reserve study, and the meeting minutes before an offer, so a structural surprise does not become your surprise.

If you are selling, I guide you in presenting the building's compliance story clearly, which makes your unit more competitive and easier to finance.