What is a Milestone Inspection?
A milestone inspection is a specialized building inspection primarily concerned with ensuring the structural safety of a building’s components and assessing their suitability for ongoing use. After the tragic condominium collapse in Surfside, Florida, in 2024, the state has become unwavering in its commitment to improving building safety. As a result, statewide structural inspections have become mandatory for aging condominiums and cooperatives.
According to the law, only licensed architects and engineers are qualified to perform these inspections. They are responsible for evaluating the overall structural condition of the building, identifying necessary repairs, assessing deferred maintenance, and, most importantly, detecting significant structural deterioration.
Significant deterioration refers to issues that could jeopardize the integrity of a structural element, such as substantial section loss in a column or extensive cracking in vital support beams.
Which Buildings Must Comply with Milestone Inspection Laws?
As per the current legislation outlined in Florida Statute 553.899, buildings that have reached the age of 30 years or older and were issued a Certificate of Occupancy prior to July 1992 are mandated to complete a milestone inspection by December 31, 2024. Furthermore, regulations pertaining to buildings situated within three miles of the coastline have been recently updated.
It is crucial to understand that specific Florida jurisdictions, such as Miami-Dade County, Broward County, Highland Beach, and the city of Boca Raton, previously had building safety programs in place that required inspections at the 40-year mark and subsequently every ten years. With the implementation of the milestone inspection legislation, the initial inspection requirement for most of these programs has been adjusted to 30 years. Consequently, buildings in these regions will now need to undergo building safety inspections sooner than previously anticipated.
Key Aspects Examined in Milestone Inspections
Milestone inspections concentrate primarily on the critical structural elements of a building. These components include:
- Foundation: Ensuring the stability of the building’s base.
- Load-bearing walls: Assessing the integrity of walls responsible for supporting the structure’s weight.
- Shear walls: Evaluating walls designed to withstand lateral forces, crucial for stability.
- Roof deck: Ensuring the safety and integrity of the roof structure.
- Balconies: Examining balconies for structural soundness.
It’s crucial to note that milestone inspections prioritize structural integrity and safety, focusing on essential elements rather than superficial concerns like cracked stucco or paint issues.
Who is Qualified to Conduct a Milestone Inspection?
According to legal requirements, only licensed architects and engineers possess the qualifications to perform milestone inspections. Their role involves assessing the overall structural condition, identifying repair needs, evaluating deferred maintenance, and, most importantly, detecting significant structural deterioration. Substantial deterioration pertains to issues that could jeopardize the integrity of a structural component, such as extensive cracking in critical support beams or substantial section loss in a column.
Milestone inspections are typically divided into two phases:
- Phase One (Visual Inspection): In the initial phase, a licensed professional conducts a qualitative visual examination of the building. If no signs of substantial deterioration are observed, the building successfully advances to the next milestone. However, if substantial deterioration is suspected, the process may proceed to Phase Two.
- Phase Two (Detailed Inspection): Phase Two comes into play when Phase One indicates potential substantial deterioration or deficiencies. This stage entails a thorough examination to determine the extent of the issue and to specify the necessary repairs.
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When is a Milestone Inspection Required?
SB 154 emphasizes specific deadlines for condominium associations to carry out Phase One milestone inspections. Upon receiving notice from local building officials, associations must commence Phase One within 180 days. This timeline is particularly crucial for buildings hitting the 30-year milestone, as they can anticipate receiving a notice at any point.
The looming deadline of December 31, 2024, adds urgency to the situation for many associations. Understanding the timeline and ensuring compliance is proactive and essential, given the serious consequences of failing to meet these deadlines. Failure to obtain a Milestone Inspection constitutes a breach of fiduciary responsibility by officers and directors to the unit owners. For building owners facing challenges in meeting the inspection deadline, they have the option to request an extension from the local enforcement agency. Extensions are typically granted when an architect or engineer is under contract to perform the inspection, and meeting the initial deadline is impractical.
How Milestone Inspection Legislation Will Evolve
The legislation governing milestone inspections is not static and is subject to ongoing changes. Discussions are underway regarding ‘glitch bills’ aimed at refining and clarifying the requirements. These bills address issues like the definition of ‘coast’ and other intricacies that have sparked questions and concerns in the industry.
As this legislation continues to develop, it’s crucial for building owners, associations, and property managers to stay updated on the evolving landscape of milestone inspections. If you have inquiries about how SB 154 applies to your building, we encourage you to get in touch with our team at Building Mavens. As South Florida’s leading experts in Milestone Inspections, SIRS, and Engineering Consulting, we possess the expertise to navigate the legislation’s nuances and deadlines, offering you the insights and guidance needed to move forward with confidence and clarity. Contact our team today, and let’s work together to create a safer and more secure future.
FAQs
A milestone inspection is a specialized building assessment focused on ensuring the structural safety of a building’s critical components and evaluating their suitability for continued use. These inspections are now mandatory for aging condominiums and cooperatives in Florida and are conducted by licensed architects and engineers.
According to Florida Statute 553.899, buildings that are 30 years or older and were issued a Certificate of Occupancy before July 1992 are required to undergo a milestone inspection by December 31, 2024. Regulations for buildings near the coastline have also been updated. Specific Florida jurisdictions, like Miami-Dade County, Broward County, Highland Beach, and Boca Raton, have adjusted their inspection requirements due to the milestone inspection legislation, necessitating earlier inspections for many buildings.
Milestone inspections primarily focus on the critical structural elements of a building, including the foundation, load-bearing walls, shear walls, roof deck, and balconies. These inspections prioritize structural integrity and safety rather than superficial concerns like cosmetic issues.
Only licensed architects and engineers are qualified to perform milestone inspections. They are responsible for assessing the overall structural condition, identifying necessary repairs, and detecting significant structural deterioration that could compromise the building’s integrity.
SB 154 establishes specific deadlines for condominium associations to initiate Phase One milestone inspections. Associations must start Phase One within 180 days of receiving notice from local building officials. This timeline is particularly critical for buildings reaching the 30-year milestone, with a deadline of December 31, 2024. Failure to meet these deadlines constitutes a breach of fiduciary responsibility to unit owners.
Milestone inspection legislation is subject to ongoing changes, including discussions on ‘glitch bills’ aimed at refining and clarifying requirements. It’s essential for building owners, associations, and property managers to stay informed about these evolving laws and to seek guidance from experts in the field, like the team at Building Mavens, to navigate the nuances and deadlines effectively.
Conclusion
In the wake of the tragic Surfside condominium collapse, Florida has committed to enhancing building safety through milestone inspections. These specialized assessments, conducted by licensed architects and engineers, ensure the structural integrity of aging buildings, identifying necessary repairs and significant deterioration that could compromise safety. The legislation, while evolving, mandates inspections for buildings 30 years or older, with strict deadlines.
Milestone inspections prioritize key structural elements, emphasizing safety over superficial concerns. The ongoing changes in legislation necessitate vigilance and expert guidance. Building owners, associations, and property managers can rely on professionals like Building Mavens for insights and compliance. Together, we can create a safer, more secure future for our communities. Contact us today to embark on this essential journey towards building safety.