In fact, a new wave of mandatory condo work is here, driven by Florida’s condo milestone inspection law, and most contractors are not positioned for this condo milestone inspection work
In fact, after the Champlain Towers South collapse in Surfside in 2021, which killed 98 people, Florida passed SB 4-D in 2022 and built a statewide structural inspection program into law under Florida Statute 553.899. That law is now generating some of the largest, most predictable contracting work in the state. As a result, if you do structural, concrete, waterproofing, roofing, painting, plumbing, or electrical work, this is a market you should already be chasing.
Here is what the law actually requires, why it creates work, and how to get in front of the boards spending the money.
Quick answer (updated September 2026): Every Florida condominium or cooperative building three or more habitable stories tall must have a Phase 1 milestone inspection by a licensed engineer or architect when it turns 30 years old, then every 10 years after that. Local building officials may set the first inspection at 25 years for buildings within three miles of the coast. If Phase 1 finds substantial structural deterioration, a Phase 2 inspection follows, and under HB 913 (effective July 1, 2025) the board must begin the repairs within 365 days of the Phase 2 report. Phase 1 typically costs $8,000 to $150,000+ depending on building size. At least 3,839 Florida condo buildings meet the age and height thresholds.
Florida Milestone Inspection Requirements in 2026, at a Glance
- Which buildings: condominium and cooperative buildings with three or more habitable stories (Florida Statute 553.899).
- When: by the end of the year the building turns 30, measured from the certificate of occupancy, then every 10 years. A local enforcement agency may require the first inspection at 25 years where environmental conditions such as salt exposure justify it, which in practice means many coastal municipalities.
- Who performs it: a Florida-licensed engineer or architect. Under HB 913, a professional bidding on the inspection must disclose in writing whether the firm also intends to bid on any repair work the inspection produces.
- Phase 1: a visual examination of the structure. If no substantial deterioration is found, the building is cleared for 10 years.
- Phase 2: required when Phase 1 finds substantial structural deterioration. It involves testing and a repair plan, and repairs must commence within 365 days of the Phase 2 report.
- Paperwork: the inspector sends a sealed report to the association and the local building department; the association distributes a summary to unit owners and posts it. Since October 2025, local agencies report milestone activity to the Department of Business and Professional Regulation.
- Reserves: a Structural Integrity Reserve Study is required alongside the inspection, and associations may no longer waive reserves for the structural items it covers.
- Penalties: a board that fails to complete a required inspection breaches its fiduciary duty, and local agencies can fine up to $500 per day and withhold permits.
What a Condo Board Should Do After the Milestone Inspection Report
- Read the finding, not just the summary. The report states whether substantial structural deterioration was found. That single finding decides whether the building is cleared for 10 years or moves to Phase 2.
- Distribute and post it within 45 days. A summary goes to every unit owner and the full report is posted on the association website where one is required. The local building department receives the sealed copy from the inspector.
- If Phase 2 is required, engage the engineer immediately. The 365-day repair clock under HB 913 starts at the Phase 2 report, so the testing and repair plan should not wait for the next annual meeting.
- Fund the work. The Structural Integrity Reserve Study sets the reserve contributions; repairs beyond the reserves are funded by special assessment or a loan. Lenders now ask for both documents before writing a mortgage in the building.
- Put the repairs out to bid. This is where contractors enter. Boards that have received a Phase 2 report are actively seeking concrete restoration, waterproofing, roofing and structural contractors, and the board contact details are in the Florida HOA database.
How Many Buildings Are Subject, by County
Matching every active Florida condominium association to county tax-roll construction years and verified story counts identifies at least 3,839 buildings statewide that meet both the age and height tests. The five largest counties hold three quarters of them. Full method and the statewide table are on the Florida HOA statistics page.
| County | Condo buildings meeting SB 4-D age and height thresholds (at least) |
|---|---|
| Miami-Dade | 1,197 |
| Broward | 780 |
| Palm Beach | 447 |
| Pinellas | 328 |
| Collier | 240 |
| Florida statewide | 3,839 |
What the Law Requires
The milestone inspection applies to condominium and cooperative buildings that are three or more habitable stories tall. A building has to complete its first inspection when it reaches a certain age, then again every 10 years after that.
- The age threshold is 30 years from the date on the certificate of occupancy
- In some coastal areas, local agencies can require the first inspection at 25 years instead of 30
- Buildings that passed 30 years before mid-2022 had a deadline of December 31, 2024
- Buildings that hit the threshold between mid-2022 and the end of 2024 had a deadline of December 31, 2025
- Buildings reaching the threshold in 2026 must inspect by December 31, 2026
There are two phases. Specifically, phase 1 is a visual inspection by a licensed engineer or architect. As a result, if they find substantial structural deterioration, the building moves to Phase 2, which means testing, detailed assessment, and a repair plan.
Milestone Inspection Requirements by County and City
Milestone inspection requirements apply statewide under Florida law, but enforcement timelines and local building department processes can vary somewhat by county and municipality. Communities in high-growth and coastal areas — including Pinellas County (Clearwater), Volusia County (Daytona Beach), Palm Beach County (West Palm Beach, Stuart in neighboring Martin County), Pasco County, St. Lucie County, and Broward County (Hollywood), along with Orange County (Orlando) — are all subject to the same 30-year Phase 1 threshold, with local building officials able to require 25 years for buildings within three miles of the coast and handling permit review and compliance verification. If your association is in one of these areas and hasn’t started the milestone inspection process, checking in with your local building department early avoids scheduling bottlenecks as deadlines approach.
Phase 1 vs. Phase 2 Inspections Explained
A Phase 1 inspection is primarily a visual review. The engineer or architect walks the property, examines accessible structural components, and looks for visible signs of distress such as cracking, spalling, or corrosion. If nothing concerning turns up, the association receives a report confirming the building is in acceptable condition and simply schedules its next inspection for 10 years later.
If the Phase 1 inspection finds substantial structural deterioration, the building must move to Phase 2. This phase is far more involved and can include core sampling, load testing, and destructive testing methods that examine what is happening inside the concrete and structural members, not just what is visible on the surface. Phase 2 concludes with a detailed engineering report that identifies every repair needed, prioritizes the most urgent items, and provides the scope information contractors need to bid on the work.
What Happens If an Association Misses the Deadline
Missing a milestone inspection deadline is not a minor administrative lapse. Local building officials can issue fines, and Florida Statute 553.899 authorizes penalties of up to $500 per day for noncompliance. In more serious cases, if a building is found to pose a safety risk, officials have the authority to declare it unsafe for occupancy, which can force residents to vacate until repairs are completed. Because these consequences are severe and public, boards facing a looming deadline tend to move quickly once they understand the timeline, which is exactly why timing your outreach to align with these deadlines matters so much for contractors.
Why This Creates So Much Work
A milestone inspection is not the end of the process. It is the trigger. When an inspection turns up deterioration, the association has to fund and complete the repairs, and owners cannot vote to skip them.
On top of that, the law now requires a Structural Integrity Reserve Study, or SIRS, that forces associations to reserve money for major components like the roof, load-bearing structure, waterproofing, windows, plumbing, and electrical. Boards can no longer waive that funding the way many did for years. When a SIRS is done alongside a milestone inspection, it has to be completed by December 31, 2026.
Specifically, the result is thousands of aging Florida buildings that are now legally required to inspect, fund, and repair. That money flows to contractors. Phase 1 inspections alone run from $8,000 for small buildings to well over $150,000 for large high-rises, and the repair work behind a failed inspection is far larger.
The trades seeing the most demand:
- Concrete restoration and structural repair
- Waterproofing and balcony or railing work
- Roofing and roof replacement
- Building painting and protective coatings
- Plumbing and electrical system upgrades
How Contractors Win This Business
Importantly, the boards spending this money are under real pressure. They face deadlines, possible fines of $500 per day, and in serious cases an unsafe building determination that can force residents out. They want contractors who understand the process and can move.
A few things that help you stand out:
- Speak their language. Boards dealing with milestone work want a contractor who knows the difference between Phase 1 and Phase 2 and can talk through a repair plan an engineer already flagged.
- Time your outreach. Buildings that just completed inspections are deciding on repairs right now. Reaching a board after the bid is already posted means you are competing on price alone.
- Show nearby proof. A board trusts a contractor who has done milestone-driven work at a comparable building in the same county far more than a generic pitch.
- Get to the decision-makers. Repair decisions on this scale are made by the board, not a front-desk manager. You need direct contact with the people approving the budget.
Where to Start
The hardest part is knowing which buildings are in the inspection-and-repair window and how to reach the board members who control the spending. That is exactly the gap verified contact data closes. Instead of guessing, you can target three-story and taller condo and co-op communities by county, city, and ZIP code, then reach the board members directly.
Search Contacts to find condo and co-op boards in the areas you serve, or get started with 5 free credits and start building your list today.
In particular, this article is general information, not legal advice. Confirm current deadlines and requirements with a licensed engineer or attorney before relying on them.
Read the full text of Florida Statute 553.899 covering milestone inspection requirements.
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Frequently Asked Questions
What is Florida’s condo milestone inspection law?
Consequently, after the 2021 Surfside collapse, Florida passed SB 4-D in 2022, creating a statewide structural inspection program under Florida Statute 553.899. It requires milestone structural inspections for many older condo buildings and is generating large, predictable contracting work.
What are Florida’s condo milestone inspection requirements?
In short, buildings three stories or taller must complete a Phase 1 milestone inspection by age 30, or age 25 where the local building official requires it for buildings within three miles of the coast, performed by a licensed architect or engineer. Associations must also complete a Structural Integrity Reserve Study (SIRS) covering key structural components. If Phase 1 finds substantial deterioration, a Phase 2 inspection with more detailed testing follows, along with any required repairs.
Which buildings require a milestone inspection?
Indeed, generally, condo and cooperative buildings three stories or taller must undergo a milestone inspection at a set age and at recurring intervals afterward. Always confirm the current thresholds and deadlines with a licensed engineer or attorney.
Which contractors benefit from the milestone inspection law?
Structural, concrete, waterproofing, roofing, painting, plumbing, and electrical contractors all see new demand, because inspections frequently lead to required repairs that associations must fund and complete.
What is the difference between a Phase 1 and Phase 2 milestone inspection?
A Phase 1 inspection is a visual review by a licensed engineer or architect. If it finds substantial structural deterioration, the building moves to Phase 2, which involves testing, detailed assessment, and a formal repair plan.
What happens if a condo association misses its milestone inspection deadline?
Local officials can impose fines of up to $500 per day under Florida Statute 553.899, and in serious cases can declare a building unsafe for occupancy, which can force residents to vacate until repairs are complete.
What is a Structural Integrity Reserve Study (SIRS) and how does it relate to milestone inspections?
A SIRS is a separate but related requirement forcing associations to fully fund reserves for major structural components like the roof, load-bearing structure, and waterproofing. When paired with a milestone inspection, it must be completed by December 31, 2026, and boards can no longer waive this funding.
How much does a milestone inspection cost in Florida?
Phase 1 inspections typically run from $8,000 for small buildings to well over $150,000 for large high-rises, depending on square footage and story count. Phase 2, if required, costs significantly more because it adds testing, detailed structural assessment, and a formal repair plan.
Ready to reach Florida HOA board members directly? Search the Florida HOA database — 209,000+ verified contacts, searchable by county, city, or ZIP code.
Verified board member contacts for every Florida association can be searched in the HOA database, or browsed by county in the Florida HOA database.
What should a condo board do after receiving the milestone inspection report?
The board distributes a summary to unit owners within 45 days, posts the report where required, and checks the finding. If no substantial deterioration was found, the building is cleared for 10 years. If a Phase 2 inspection is required, the engineer is engaged at once, because repairs must begin within 365 days of the Phase 2 report under HB 913, and the work is then put out to bid.
How many Florida condo buildings are subject to milestone inspections?
At least 3,839 condominium buildings meet the age and height thresholds as of September 2026, based on matching association filings to county tax-roll construction years and verified story counts. Miami-Dade has 1,197, Broward 780, Palm Beach 447, Pinellas 328 and Collier 240. The county table and method are on the Florida HOA statistics page.