The requirements
What the Law Actually Requires
Milestone inspections, structural integrity reserve studies, and what changed after 2022. Written for a board that has just received a letter.
We will turn it into a buildable scope, a phasing plan and a realistic range — so the board can decide with numbers rather than adjectives.
Not us
We do not perform the inspection. An engineer does
30/25
Years to first milestone — 25 within 3 miles of coast
Occupied
Buildings stay occupied while we work
Licensed
General contractor, licensed in the state of Florida
5 the requirements
General information, not legal advice. Your association attorney and engineer decide what applies to you.
Milestone Inspections
Florida introduced statewide milestone inspections in 2022 following the Surfside collapse. If you are on a condominium or co-op board of a building three stories or taller, this applies to you.
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Phase 1 and Phase 2
Phase 1 is a visual inspection. If it finds substantial structural deterioration, Phase 2 follows — and that is the point at which boards start calling contractors.
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Structural Integrity Reserve Studies
A structural integrity reserve study identifies the major components and what it will cost to maintain them — and unlike the old reserve regime, funding for those items is no longer something a membership can vote to waive.
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Funding the Work
Once the scope exists, the board's problem stops being construction and becomes funding. There are three routes and they suit different associations.
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Choosing the Team
A board is assembling a team: an engineer, a contractor, an attorney and possibly a lender. How that team is structured matters as much as who is in it.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.