Milestone Inspections Pinellas County
Condo Milestone Inspections
The State now requires condos and residential cooperative (co-op) association buildings three stories or taller to have structural inspections called “milestone inspections” once they reach 30 years of age and every 10 years after that.
Your building may need milestone inspections if it is…
- Three stories or higher, as determined by the Florida Building Code, AND
- Owned (partially or fully) by a condominium association or cooperative association as a residential condominium under Chapter 718 or a residential cooperative under Chapter 719
Exemptions from Milestone Inspections Pinellas County
These requirements do not apply to single-family homes, two-family homes (duplexes), or three-family homes (triplexes) with three or fewer habitable stories above ground. Habitable space includes areas for living, sleeping, eating, or cooking. Storage or utility spaces are not considered habitable spaces.
Timing
Buildings that require milestone inspections will need to be inspected once they reach 30 years of age and every 10 years after that.
The timing for the initial inspection is as follows:
- If your building reaches 30 years of age before July 1, 2022, the building’s initial milestone inspection must be performed before December 31, 2024.
- If your building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed before December 31, 2025.
- If your building reaches 30 years of age on or after December 31, 2024, it will need to be inspected by December 31 of the year in which it reaches 30 years of age.
Building age is based on the date the certificate of occupancy for the building was issued. If that is not available, other official building records may be used as evidence of the age of the building.
Frequently Asked Questions
What is a milestone inspection in Pinellas County?
A “milestone inspection” is a structural inspection of a building, including load-bearing walls and other elements that are designed to support the building. These inspections keep residents safe by ensuring their homes are in good structural condition. They help determine whether any of the buildings’ structural components need to be maintained, repaired, or replaced. The inspections are performed by a licensed architect or engineer authorized to practice in Florida.
How will I be notified that my building needs an inspection?
Local government building officials will send notices about required inspections by certified mail. They will send this notice to the condominium association or cooperative association and any owner of any portion of the building that is not owned by the condominium or cooperative association.
The condominium or cooperative association must notify the unit owners of the required milestone inspection within 14 days of receiving the written notice from building officials and provide the date that the milestone inspection must be completed. This notice may be sent to unit owners electronically (e.g. via email) or by posting on the association’s website if the unit owners consented to receive notices electronically.
How does a milestone inspection work?
During phase one of the milestone inspection, a licensed architect or engineer authorized to practice in Florida will visually examine the habitable and non-habitable areas of a building, including its major structural components, and provide an assessment of the structural condition of the building. If the architect or engineer finds no signs of substantial structural deterioration, phase two of the inspection is not required. To complete phase one, the licensed engineer or architect who performed the inspection must submit the inspection report to the appropriate local government agency.
Phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection will prepare and submit an inspection report.
What counts as a “story”?
As defined by the Florida Building Code, a “story” is the portion of a building included between the upper surface of a floor and the upper surface of the next floor or roof above it. A story is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
According to the Florida Building Code (Building), a basement counts as a story. A garage or parking area beneath the living space also counts as a story. However, a mezzanine – an intermediate level between the floor and ceiling of any story – does not contribute to the number of stories as it is considered a portion of the story below.
What counts as “substantial structural deterioration”?
“Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.
Does “substantial structural deterioration” mean the same thing as FEMA’s “substantial damage”?
No.
“Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.
“Substantial damage” (as defined by FEMA) means damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to its before-damaged condition would equal or exceed 49% of the market value of the building or structure before the damage occurred.
If I am in a flood hazard area, would FEMA’s “49% rule” apply if repairs are needed?
Yes, if the building is in a Special Flood Hazard Area (SFHA), the “49% rule” would apply. This means repairs cannot exceed 49% of the building’s market value unless the entire structure is brought into full compliance with current flood regulations. For more information, contact Pinellas County Building and Development Review Services.
What does the inspection report need to include?
Once a phase one or phase two milestone inspection is completed, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with the following:
- A separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium association or cooperative association, to any other owner of any portion of the building that is not owned by the condominium or cooperative association, and to the building official of the appropriate local government.
- The inspection report must, at a minimum:
- Indicate the manner and type of inspection
- Identify any substantial structural deterioration, describe how severe the deterioration is, and identify any recommended repairs.
- State whether unsafe or dangerous conditions, as defined in the Florida Building Code, were observed.
- Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration.
- Identify and describe any items requiring further inspection.
By December 31, 2024, the Florida Building Commission will adopt rules to establish a building safety program for implementing milestone inspections within the Florida Building Code (FBC). As a part of this process, the inspection report format and documentation will be made more standardized.
The Milestone Inspections Phase One is key to ensuring a condominium association is taking the steps to identify any potential structural defects that may affect the condominium. It’s critical to hire a structural engineer with a long track record of forensic and structural inspections. That engineer will spend time in your building, looking at key areas to concedeterminingtermine if further inspections are necessary.
The Phase One Milestone Inspection is required of every condominium three stories or taller in Florida built before 1992 or 2002, depending on location, and must be filed with your local building department.
PHASE TWO MILESTONE INSPECTION Engineers
After the Phase One Milestone Inspection, your structural engineer will determine if further investigation and additional intensive testing must be performed on your condominium.
The Phase Two Milestone Inspection will further investigate issues found during the Phase One Milestone Inspection by performing substantial testing and analysis on those areas. The goal of this is top will determine the extent of the underlying issue facing your building.
After the Phase Two Milestone Inspection, you should have a comprehensive understanding of what needs to be done by your Condominium Association.
A structural and electrical inspection is required for allto 40-year-old buildings in Miami-Dade & Broward counties (and every 10 years thereafter). These buildings must be recertified by a registered Florida Engineer or Architect for safety. The purpose of the inspection is to minimize structural and electrical failures and be better prepared for hurricane-force winds. The inspection also helps owners plan for future repairs and renovations.
In the aftermath of the Surfside Building Collapse, the building departments in almost all Florida counties are consihavingto have all 30, 40 years or older buildings inspected by licensed engineers to check the structural condition of these buildings. EMA can help you 25-year25 yeyears30 years 40 year milestone Phase One struinspectionections and certification of any type of high condominium and commercial building.
EMA Engineers perform structural design, and structural building inspections in Cocoa Beach, Daytona Beach, Jacksonville, Tampa, Clearand water, and St. Petersburg by licensed Professional engineers.
Milestone Phase OnInspectionns
Structural inspections of condos are a condo milestone structural inspections in any three stories or taller buildings as mandated by Florida Law SB-4D
If you’re nearing the completion of your condo development project, you’re likely already thinking about the final stages of construction and move-in day. But before you can put the finishing touches on your development and hand over the keys to new owners, you’ll need to pass a milestone structural inspection from the city. Here’s what you can expect from the process! They ensure that the building meets all the necessary safety standards before being occupied. These inspections are typically done by professional engineers, but new developments in AI technology are beginning to change that.
The inspection will focus on the foundation, framing, and load-bearing walls. The inspector will look for any signs of damage or weakness, and will make sure that the stcan is able to support the weight of the finished building. This is an important safety check that should not be overlooked.
What is a Milestone Structural InspecLearning Learn how to pass a condo milestone structural inspection is an important step in the process of purchasing a condominium unit. It is an opportunity for the buyer to have a professional inspector examine the structure of the unit they are interested in purchasing, and to identify any potential problems that could affect the safety or stability of the unit.
The Milestone Structural Inspection, or condo milestone phase one should be conducted by a qualified professional engineer who is experienced in examining condominium buildings. The engineers should check for any visible signs of damage to the structure of the building, walkways, staircases, seawalls, roo, etc,
If any problems are found during the Milestone Structural Inspection, the buyer should discuss them with their real estate agent and decide whether or not to proceed with the purchase. In some cases, it may be possible to negotiate with the seller to have them repair any problems before proceeding with the sale.
Who is Responsible for the Condo Milestone Structural Inspections?
The “Condo Milestone Phase One Inspection
The condo milestone structural inspections are a crucial part of the condo ownership process. But who is responsible for ensuring that these inspections are carried out?
The answer is simple: the condo association is responsible for ensuring that the structural inspections are carried out. However, it is important to note that individual unit owners may also be responsible for arranging and paying for their own unit’s inspection.
If you are a condo unit owner, it is important to be aware of the responsibility for arranging and paying for your own unit’s inspection. If you have any questions or concerns about this responsibility, be sure to raise them with your condo association.
Structural Inspections” covers who is responsible for conducting these inspections. Generally, the condo association is responsible for hiring a qualified inspector to come in and assess the condition of the building. However, there are some exceptions to this rule. For instance, if the unit owners are responsible for maintaining the exterior of the building, then they may be required to pay for and schedule these inspections.
What is Inspected During a Condo Milestone Structural Inspection?
As your condominium association or property management company prepares for a condo milestone structural inspection, it is important to understand exactly what will be inspected. The most common areas of focus during these inspections include the building envelope, common elements, and unit interiors.
The building envelope refers to the exterior walls, roof, windows, and doors of the condo building. The purpose of this inspection is to identify any areas of damage or deterioration that could allow water infiltration or other problems. Common elements are those parts of the condo that are shared by all residents, such as lobbies, hallways, stairwells, and elevators. This includes checking for any obvious signs of damage or wear and tear, such as cracks in walls or ceilings, water leaks, etc.
The Importance of Condo Milestone Structural Inspections
As a condo building owner, you are responsible for the upkeep and maintenance of the buildings. On May 20the 22, the Florida Legislature made it mandatory to get any building three stories or higher to be inspected after 25 years if it is within 3 miles of the coastline. The remainder buildings which are outside of t3-multiple radius must be structurally inspected by a licensed engineer starting atyearsyear building age
As a condo owner, it’s important to be aware of the different types of inspections that take place during the construction process. One of the most crucial inspections is the milestone structural inspection, which occurs at various stages throughout the build.
These inspections are important because they help to ensure that the property is being built according to code and that there are no major structural issues. If any problems are found, they can be addressed early on, before they become more serious (and expensive) problems down the road.
If you’re a condo owner, make sure you understand when these inspections take place and why they’re so important. It could save you a lheadachesadache (and money) in the long run!
. This includes ensuring that the building’s common areas are in good repair and keeping up with repairs and renovations to your unit. One important part of maintaining your condo is having regular structural inspections performed.
Structural inspections are an important part of owning a condo because they help to ensure the safety of the building. These inspections help to identify any potential problems with the structure of the building and can help to prevent larger issues from developing. Condo milestone structural inspections are typically performed at key points during the construction process, such as when the foundation is complete and when the framing is finished.
Regular structural inspections are performed on your condo cap to protect your investment and keep your family safe. If you have any questions about having a structural inspection performed on your condo, be sure to talk to your property management company or a qualified engineer to check if the building has completed the condo milestone structural inspections to avoid any immediate special assessments
As a condo building owner, you are responsible for the upkeep and maintenance of your unit. This includes ensuring that your building complies with all city codes and ordinances. Part of this responsibility is ensuring that your building undergoes regular structural inspections.
Structural inspections are important because they ensure that your building is safe and up to code. They also help identify any potential problems that could lead to costly repairs down the road.
Your condo association should have a schedule of when these inspections should take place. If they do not, you can request one from your association board or management company. It is important to be proactive about these inspections and make sure they are on a regular basis.
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