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: ● The adequacy of the life safety and structural components of the building. 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 Compliance Within 180 days after receiving the written notice, the condominium or cooperative association must complete Phase One of the milestone inspection. 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 U.S. mail or personal delivery and by electronic CAM’s duty The CAM or CAB under contract with an association must comply with the requirement of performing the milestone inspection 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 timeframe after the local enforcement agency receives a Phase Two inspection report; however, such repairs
● 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.
or cooperative association by certified mail, return receipt requested.
If an association is required to have a milestone inspection performed, it 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 costs associated with the inspection. [F.S. 718.112] 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.
must commence within 365 days after receiving such a report. If an association fails to submit proof to the local enforcement agency that repairs have been scheduled or have commenced for substantial structural deterioration identified in a Phase Two inspection report within the required timeframe, the local enforcement agency must review and determine if the building is unsafe for human occupancy.
STRUCTURAL INTEGRITY RESERVE STUDY
Three stories or higher For condominium and cooperative associations, 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. ● Structure, including load-bearing walls or other primary structural members and primary structural systems as defined in F.S. 627.706. ● Fireproofing and fire protection systems. ● Plumbing. ● Electrical systems. ● Waterproofing and exterior painting. ● Windows and exterior doors. ● 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 the items
listed above, as determined by the licensed engineer or architect performing the visual inspection portion of the structural integrity reserve study. The SIRS may be performed by a person qualified to perform such a study. However, the visual inspection portion of the SIRS MUST be performed by an engineer licensed under F.S. 471 or an architect licensed under F.S. 481 or reserve specialists, or a person certified as a reserve specialist or professional reserve analyst. At a minimum, a SIRS must: ● Identify the common areas being visually inspected. ● State the estimated remaining useful life and the estimated replacement cost or deferred maintenance expense of the common areas being visually inspected. ● Provide a recommended annual reserve amount that achieves the estimated replacement cost or deferred maintenance expense of each common area being visually inspected by the end of the estimated remaining useful life of each common area. The amount to be reserved for an item is determined by the association’s most recent SIRS that must be completed by December 31, 2024. If the amount to be reserved for an item is not in the association’s initial or most recent SIRS or the association has not completed a SIRS, the amount must be computed using a formula based on the estimated remaining
Page 57
Book Code: CAMFL1524
EliteLearning.com/CAM/Florida
Powered by FlippingBook