Milestone Inspections
for Florida Condos —
Phase 1 & Phase 2
Licensed structural engineers performing mandatory Milestone Inspections for condominium and cooperative associations across Miami-Dade and Broward County. PE-sealed reports, fast turnaround, full Florida Statute 553.899 compliance.
Florida Law Now Requires It.
Your Board Cannot Ignore It.
Following the tragic 2021 Surfside collapse, Florida enacted Senate Bill 4-D — one of the most significant building safety laws in state history. It requires mandatory structural Milestone Inspections for all condominium and cooperative buildings three stories or higher, starting at 30 years of age and every 10 years thereafter.
Non-compliance exposes your association board to fines, potential occupancy restrictions, and personal fiduciary liability. At GCE, our licensed Professional Engineers perform complete Phase 1 and Phase 2 Milestone Inspections — delivering PE-sealed reports formatted for direct submission to local building officials and the Florida Division of Condominiums.
- Licensed Florida PE — meets Florida Statute 553.899 requirements
- Phase 1 visual inspection and Phase 2 investigation when required
- PE-sealed report submitted to building official and association
- Unit owner summary distributed within 45 days per statute
- Full compliance with SB 4-D, SB 154, HB 1021, and HB 913 (2025)
- Combined with SIRS when required — one firm, one engagement
- Fast turnaround — report delivered within 5 business days
What the Law Requires —
Updated Through HB 913 (2025)
Florida's Milestone Inspection law has been updated four times since 2022. Here's what applies to your building right now.
Stories Required
Any condominium or cooperative building three or more habitable stories tall must comply with Florida Statute 553.899. Single-family homes, duplexes, and buildings under three stories are exempt. Under HB 913 (2025), "habitable" stories are specified — parking and mechanical floors may not count toward the threshold.
Years — First Inspection
The first Milestone Inspection is triggered at 30 years from the original Certificate of Occupancy. Local governments in coastal areas may impose a 25-year requirement (Miami-Dade and Broward have historically applied earlier triggers). After the first inspection, subsequent inspections are required every 10 years.
Year Cycle After That
Every 10 years after the initial Milestone Inspection, a new inspection must be completed. Results must be reported to the local building official, distributed to all unit owners within 45 days, and posted on the property. Reports become part of official condo records accessible to buyers.
Phase 1 vs Phase 2 —
What's the Difference?
The Milestone Inspection is a two-phase process. Whether your building requires Phase 1 only or proceeds to Phase 2 depends on what our engineer finds during the initial visual assessment.
Phase 1 — Visual Inspection
Required for all qualifying buildings
A thorough visual examination of the building's structural components performed by a Florida-licensed Professional Engineer. Our PE walks the entire building — all habitable and accessible areas — systematically evaluating every major structural element.
- Foundation and below-grade elements (to the extent accessible)
- Load-bearing walls, columns, and beams
- Floor and ceiling systems
- Roof structure and framing
- Balconies, walkways, and exterior stairways
- Building envelope and waterproofing systems
- Signs of concrete spalling, rebar corrosion, and cracking
Phase 2 — In-Depth Investigation
Required only when Phase 1 finds substantial deterioration
If Phase 1 reveals substantial structural deterioration, the engineer must perform a more thorough Phase 2 investigation to assess the full extent of the problems and develop repair recommendations. Phase 2 may involve invasive testing and specialized access equipment.
- Sounding surveys to detect delaminated or hollow concrete
- Carbonation depth testing of concrete cover
- Half-cell potential testing for rebar corrosion activity
- Core sampling and laboratory analysis
- Chloride content testing
- Detailed structural engineering analysis of affected areas
- Complete repair specifications and cost estimates
What Happens If Your Association
Misses the Deadline?
Florida's Milestone Inspection law has real teeth. Non-compliance exposes your association and its board members to serious consequences.
Board Member Liability
Directors who willfully fail to arrange required Milestone Inspections may be found to have breached their fiduciary duty — exposing board members to personal liability under Florida law.
Occupancy Restrictions
If required repairs are not progressed within 365 days of a Phase 2 report, local building officials must assess whether the building is safe for occupancy — and may restrict or prohibit habitation.
Fines & Enforcement
Local building departments can issue notices of violation and impose fines for failure to complete required inspections by statutory deadlines. Penalties accumulate until compliance is achieved.
Insurance & Financing Issues
Non-compliant buildings face increasing difficulty obtaining or renewing property insurance coverage — and lenders may refuse to finance units in buildings that have failed to comply with state law.
Structural Elements Evaluated
in Every Milestone Inspection
Our licensed PE performs a systematic evaluation of every major structural component — nothing is skipped, nothing is estimated.
Foundation & Below-Grade
Accessible foundation elements, pile caps, grade beams, and below-grade walls — settlement, cracking, and waterproofing.
Load-Bearing Walls & Columns
Structural walls, columns, and shear walls — cracking patterns, spalling, corrosion staining, and section loss.
Beams & Floor Systems
Structural beams, post-tensioned slabs, flat slabs, and elevated floor systems — deflection, cracking, and concrete condition.
Roof Structure
Roof framing, trusses, structural deck, and roof-to-wall connections — condition, hurricane tie-downs, and bearing conditions.
Balconies & Walkways
All balcony slabs, railings, catwalks, and elevated walkways — spalling, rebar exposure, waterproofing, and guardrail anchorage.
Concrete Condition
Spalling, delamination, rebar corrosion, carbonation, chloride-induced deterioration, and general concrete integrity.
Building Envelope
Exterior facade, cladding systems, window and door anchorage, and waterproofing membrane condition.
Parking Structures
Parking decks, ramps, and supporting structure — post-tensioned slab condition, expansion joints, and drainage systems.
The Milestone Inspection Partner
Your Association Can Trust
Licensed PE — Required by Florida Statute
Florida Statute 553.899 requires Milestone Inspections to be performed by a Florida-licensed Professional Engineer or architect. GCE's PE has over 10 years of structural inspection experience across Miami-Dade and Broward County buildings.
Milestone + SIRS — One Firm, One Engagement
Associations required to complete both a Milestone Inspection and a SIRS can combine both with GCE — streamlining the process, reducing cost, and ensuring the findings inform each other correctly. Under HB 913, associations can complete both simultaneously before December 31, 2026.
If Phase 2 Is Required — We Handle Repairs Too
If our Phase 1 inspection finds substantial deterioration requiring Phase 2, GCE can design the repair plans, provide PE-stamped drawings, and guide the association through the permit and repair process — eliminating the need for another firm.
Bilingual — We Work Directly With Your Board
Many South Florida condo associations have Spanish-speaking boards and residents. GCE's bilingual team communicates clearly in English and Spanish — from the initial meeting through report delivery and owner distribution.
From First Contact to
Compliant Submission
A clear, statute-compliant process designed for condo association boards and property managers.
Initial Consultation
We review your building's Certificate of Occupancy date, confirm applicable deadlines, and explain the scope and cost of your inspection.
Phase 1 Site Inspection
Our PE performs a comprehensive visual examination of all structural elements — typically completed in 1–2 days depending on building size.
PE-Sealed Report
Complete written report with photos, findings, and recommendations — sealed by our PE and formatted for submission to the local building official.
Submission & Distribution
We assist with submission to the building department. Association distributes summary to unit owners within 45 days per statute.
Milestone Inspection Services for Florida Condominiums — Miami-Dade & Broward County
Ganem Consulting Engineering (GCE) provides Milestone Inspection services for condominium and cooperative associations throughout South Florida in full compliance with Florida Statute 553.899, Senate Bill 4-D (2022), Senate Bill 154 (2023), House Bill 1021 (2024), and House Bill 913 (2025). Our licensed Professional Engineer performs Phase 1 visual inspections and Phase 2 structural investigations for qualifying buildings across Miami-Dade and Broward County — including the City of Miami, Miami Beach, Surfside, Bal Harbour, Aventura, North Miami Beach, Sunny Isles Beach, Hallandale Beach, Hollywood, Fort Lauderdale, Pembroke Pines, Miramar, and Coral Springs.
Florida's Milestone Inspection requirement applies to all condominium and cooperative buildings three or more habitable stories tall — triggered at 30 years from the original Certificate of Occupancy (or 25 years in coastal jurisdictions that have adopted earlier requirements) and every 10 years thereafter. Non-compliance exposes association board members to personal fiduciary liability, municipal fines, occupancy restrictions, and insurance complications. With nearly 900,000 condominium units in Florida in buildings over 30 years old subject to these mandates, the demand for qualified, experienced Milestone Inspection engineers has never been higher.
GCE offers a unique advantage for associations facing both Milestone Inspection and SIRS requirements simultaneously — our engineers can perform both engagements in a coordinated, cost-efficient manner, with findings from the structural inspection directly informing the reserve study component. When Phase 2 work is required, GCE's in-house structural engineers can design the necessary repairs and provide PE-stamped drawings for permitting — making GCE a complete, single-source solution from inspection through remediation.
Request a Milestone Inspection
We respond within 24 business hours. For urgent deadline situations, call us directly at (786) 916-6546.
Or reach us directly · (786) 916-6546 · info@ganemce.com
