Milestone Inspections Florida
Following the tragic condominium collapse in Florida, the legislature passed new laws requiring two recurring inspections for all statewide condominium buildings three stories or taller. These are known as milestone inspections. During phase one, a licensed inspector visually examines the habitable and non-habitable areas and major structural components.
The law also allows local officials to extend deadlines for a building’s milestone inspection if an architect or engineer has not been able to perform the necessary work in time.
Phase One Inspection
The Phase One Environmental Site Assessment is usually the first step in a comprehensive property inspection. It’s a general assessment that examines the potential presence of hazardous or toxic substances, as well as their impact on the soil and groundwater.
It typically involves a thorough review of historical information. This includes looking at aerial photographs, fire insurance maps, and city directories to find out about the history of the property. The inspector will also interview people who know about the property’s past. This might include previous owners, tenants, or local government officials.
A Phase I ESA is an important part of due diligence when purchasing property. It can help limit the liability of a property buyer for environmental conditions that existed before they bought the property. These conditions can be costly, especially if they lead to the contamination of soil and groundwater.
A Phase 1 ESA isn’t a substitute for a thorough site inspection and testing. If contamination is found, a full Phase 2 ESA should be conducted to determine the extent of the contamination and to develop remediation plans. The cost of a Phase 2 ESA can be prohibitive, depending on the size and scope of the property. It may take up to a year to complete this phase. So, it’s important to plan ahead and include it in your transaction timeline.
Phase Two Inspection
The second phase of a milestone inspection involves an in-depth visual examination of the primary structural members and systems. The structural engineer must look at the building structure top to bottom and inside out, observing any conditions that may affect the life safety of the building’s occupants. This visual inspection should reveal any signs of substantial structural deterioration within a reasonable professional probability based on the scope of the inspection.
The next step is to write a report identifying the manner and type of inspection, describing any substantial structural deterioration, and recommending any required repairs. This inspection report must be signed
and type of inspection, describing any substantial structural deterioration, and recommending any required repairs. This inspection report must be signed and sealed by a licensed engineer or architect. Condominium and cooperative associations must distribute the inspector-prepared summary to each unit owner, and post it conspicuously on association property. The inspection report must also be posted on the association website, if applicable.
The new milestone inspection requirements require condominiums and residential cooperatives that have three or more stories above ground to be inspected once every 30 years. The legislation does not apply to single-family homes or to condominiums and cooperatives that are not three story buildings. However, many local governments and communities have existing building safety programs that require inspections at the 40-year mark and every ten years thereafter.
Phase Three Inspection
The new Florida law requires condo (718), and co-op (719) buildings that are 30 years old and older to undergo milestone inspections. In addition, some areas of the state have passed their own local ordinances and regulations that intersect with the milestone inspection legislation. These county and municipality specific requirements are important to understand, as they may require additional inspections and/or reporting requirements.
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The first phase of a milestone inspection involves a qualitative visual examination of all habitable and non-habitable areas of the building by a licensed architect or engineer. The inspection will evaluate repair needs, determine deferred maintenance and search for any signs of substantial structural deterioration. If no substantial deterioration is found, the building may move on to the next inspection stage.
If the initial inspection reveals potential issues, the inspector will need to perform a detailed inspection (Phase Two). The Phase Two inspection must be extensive enough to evaluate all structural components of the building and provide a program of repairs and next steps. This may include destructive or non-destructive testing, and the inspector must prioritize locations based on the safety of residents. The inspector must also review the foundation, shear walls (designed to withstand lateral forces), roof deck, and balconies.
Once the phase one and two inspection reports are complete, the engineer or architect must submit them to the local building official via email, commercial delivery service, or United States Postal Service. The building official must then verify the report and issue a notice that the structure is safe for continued occupancy. Any CAM contract must include language requiring the CAM to obtain and comply with the milestone inspection requirement, or risk being in breach of fiduciary duty.
Phase Four Inspection
Florida’s unique weather conditions and home construction techniques place a premium on 4-Point Inspections. These evaluations determine whether or not four important components of a home are in good condition, and help insurance companies assess risk. This assessment is a vital part of the real estate process and is a requirement for getting homeowners’ insurance. Keeping your home in top-condition is essential, and the 4-Point Inspection is an excellent way to do that.
A phase-two inspection must be performed if substantial structural deterioration is observed. This inspection may involve destructive or nondestructive testing as the inspector deems appropriate.
The inspection report must describe the manner and type of inspections, state whether or not unsafe or dangerous conditions were observed, identify and describe the extent of any substantial structural deterioration and recommend maintenance, repairs or replacement of the structural components.
Condominium and cooperative associations bear the responsibility for arranging milestone inspections for the building portions they own and maintain under their respective governing documents. Failure to meet these requirements is a breach of an officer’s or director’s fiduciary duty.
The legislation surrounding these inspections continues to evolve, and many areas have jurisdiction-specific guidelines that often intersect with milestone inspections. If you are looking for specific details on local requirements, it is advisable to consult your county or municipality’s official website. This information is typically detailed and easy to find.
Regulatory Background
Florida State Regulations
Enforced by the Florida State government, milestone inspections are part of a broader strategy to uphold stringent structural integrity standards. These regulations reflect the state’s commitment to the safety of its residents.
Applicability to Condos and Residential Cooperative Buildings
The mandate specifically targets condominiums and residential cooperative buildings of three stories or higher, acknowledging the potential risks associated with taller structures. This targeted approach aims to address the unique challenges posed by such buildings.
Impact on Property Owners
Financial Considerations
Property owners must factor milestone inspections into their financial planning. While these inspections represent a financial commitment, they are a long-term investment in the safety and value of the property. Understanding the financial implications is essential for effective budgeting.
Timelines for Compliance
Adhering to mandated timelines for milestone inspections is critical. Failure to comply may result in penalties, and regular inspections ensure ongoing compliance with state regulations. Property owners should incorporate these timelines into their maintenance schedules.
Future Trends in Structural Inspections
Technological Advancements
Adhering to mandated timelines for milestone inspections is critical. Failure to comply may result in penalties, and regular inspections ensure ongoing compliance with state regulations. Property owners should incorporate these timelines into their maintenance schedules.
Evolving Regulations
Regulations governing milestone inspections may evolve to adapt to changing construction practices and environmental considerations. The incorporation of sustainable practices and updated safety standards could shape the future landscape of structural inspections.
Milestone Inspections in Florida FAQs
A milestone inspection in Florida is a systematic examination of a construction project at key stages to ensure compliance with local building codes, regulations, and safety standards.
Milestone inspections are generally required at significant phases of construction, such as foundation completion, framing, electrical, plumbing, and final inspection before occupancy, as per Florida building regulations.
Inspections are typically conducted by qualified inspectors from the local building department or other authorized agencies in Florida responsible for enforcing building codes.
Contact the local building department in the jurisdiction where the construction project is located to schedule milestone inspections. Ensure that inspections are requested with sufficient notice to avoid delays.
Have all relevant construction documents, permits, plans, and inspection records readily available for the inspector’s review. These may include architectural drawings, engineering plans, and any previously issued permits.
Conclusion
In essence, Milestone Inspections in Florida are imperative for making sure construction projects meet stringent nation standards. Conducted at pivotal phases, they’re overseen by way of licensed specialists, underscoring Florida’s dedication to safety and quality in construction. Rapid decision of troubles is paramount, fostering compliance and challenge momentum. These inspections function a vital mechanism for retaining the structural integrity and protection of homes inside the country, emphasizing Florida’s dedication to strong and remarkable production practices.