● The adequacy of the life safety and structural components of the building. ● The general structural conditions of the building as they affect the safety of the building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building to the extent reasonably possible. Notification: Upon the determination that a building must have a milestone inspection, the local enforcement agency must provide written notice of the required inspection to the condominium or cooperative association by certified mail, return receipt requested. Compliance: Within 180 days after receiving the written notice, the condominium or cooperative association must complete Phase One of the milestone inspection. If an association is required to have a milestone inspection performed, the association must arrange for the inspection to be performed and is responsible for ensuring compliance with all of the requirements thereof. The association is responsible for all cost associated with the inspection. [F.S. 718.112] Association Board’s Duty: Upon completion of a Phase One or Phase Two milestone inspection and receipt of the inspector- prepared summary of the inspection report from the architect or engineer who performed the inspection, the association must distribute a copy of the report by US mail or personal delivery and by electronic transmission to unit owners who previously consented to receive notice by electronic transmission; must post a copy of the report in a conspicuous place on the property; and must publish the full report and summary on the association’s website, if the association is required to have one. CAM/CAB’s Duty: F.S. 468.4334 was amended to read: (1) (b) If a community association manager or a community association management firm has a contract with a community association that has a building on the association’s property that is subject to s. 553.899, the community association manager or the community association management firm must comply with that section as directed by the board. Local Enforcement Agency: A local enforcement agency may prescribe timelines and penalties with respect to compliance with the milestone inspection requirements. A board of county commissioners may adopt an ordinance that requires a condominium or cooperative association to schedule or commence repairs for substantial structural deterioration within a specified time frame after the local enforcement agency receives a Phase Two inspection report; however, such repairs must commence within 365 days after receiving the report. If an association fails to submit proof to the local enforcement agency that repairs for substantial structural deterioration identified in a Phase Two inspection report have been scheduled or have commenced within the required time frame, the local enforcement agency must review and determine if the building is unsafe for human occupancy. ● Load-bearing walls or other primary structural members. ● Floor. ● Foundation. ● Fireproofing and fire protection systems. ● Plumbing. ● Electrical systems. ● Waterproofing and exterior painting. ● Windows. ● Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects theitems listed above, as determined by the licensed engineer or architect performing the visual inspection portion of the structural integrity reserve study.
must be performed before December 31, 2024. (Note: this provision was subsequently changed in 2023.) If the building’s certificate of occupancy date of issue is not available, it shall be deemed to be the date of occupancy evidenced in any record of the local building official. Exemptions: The requirements of a milestone inspection do not apply to single-, two-, or three-family dwellings with three or fewer habitable stories above ground. Definitions: ● Milestone inspection: A structural inspection of a building performed by a licensed architect or engineer authorized to practice in Florida that includes an inspection of the following: ○ Load-bearing walls. ○ Primary structural members (as defined in F.S. 672.706). ○ Primary structural systems (as defined in F.S. 627.706). Inspection phases: ● Phase One: A licensed architect or engineer authorized to practice in Florida shall perform a visual examination of habitable and non-habitable areas of the building, including the major structural components, and provide a qualitative assessment of the structural conditions of the building. ● Phase Two: If any substantial structural deterioration is identified during the Phase One inspection, a Phase Two inspection must be performed. Milestone Inspection Report: Upon completion of a Phase One or Phase Two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at a minimum, the material findings and recommendations in the inspection report to the condominium or cooperative association, and to the building official of the local government that has jurisdiction. The inspection report must, at a minimum, meet all of the following criteria: ● Bear the seal and signature, or the electronic signature, of the licensed engineer or architect who performed the inspection. ● Indicate the manner and type of inspection forming the basis for the inspection report. ● Identify any substantial structural deterioration within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration. ● State whether unsafe or dangerous conditions, as those terms are defined in the FBC, were observed. ● Recommend any remedial or preventative repair for any items that are damaged but do not have substantial structural deterioration. ● Identify and describe any items requiring further inspection. Purpose: The purpose of a milestone inspection is not to determine if the condition of an existing building is in compliance with the Florida Building code (FBC) or the fire safety code. The purpose of this inspection is to attest to: Structural Integrity Reserve Study A structural integrity reserve study (SIRS) is a study of the reserve funds required for future major repairs and replacement of the common areas based on a visual inspection of the common areas applicable to all condominium and cooperative buildings that are three stories or higher. An association must have a SIRS completed for each building on the condominium property that is three stories or higher at least every 10 years after the condominium’s creation. If an association fails to complete a SIRS, it is in breach of an officer and director’s fiduciary relationship to the unit owners. The study must include, at a minimum, the following items related to the structural integrity and safety of the building: ● Roof.
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Book Code: CAMFL1524
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