- September 4, 2024
- Perspectives
Milestone Inspections 101: Going the Extra Mile for Structural Soundness
Sheila Preble, PE
Structural Engineer
Novak Vukasinovic, PE
Structural Engineer
In June 2021, a residential tower in Surfside, Florida, collapsed—killing nearly 100 people. While research into the sudden catastrophic collapse is ongoing, investigators from the National Institute of Standards and Technology have hypothesized a lack of adherence to building codes as a contributing factor for the collapse—identifying likely design flaws, improper material usage, added structural stress from additions to the building, and insufficient maintenance of structural components and systems.
In response to the tower collapse, the State of Florida instituted mandatory milestone inspections, which modified the existing building safety inspections in some parts of the state, such as the 40-Year Recertification program in Miami-Dade County. Condominium and cooperative associations that are at least 30 years old—and in some jurisdictions, 25 years old—with three or more floors are required to complete a milestone inspection. Buildings that currently fall within this category will have until December 31, 2024, to complete their first milestone inspection.
Learn more about what this means for your building and how you can adhere to requirements, support structural wellness, and determine the general structural integrity of a building from the perspective of public health, safety, and welfare.
Introducing Milestone Inspections
A milestone inspection is an investigation into a building’s structural condition. Investigators assess adherence to established structural standards and the elements that contribute to the building’s overall stability and support—from load-bearing walls to columns, beams, foundations, floors, and other essential elements.
Primarily, a milestone inspection service is completed to identify any substantial structural deterioration. Investigators look for high-level structural integrity beyond visible disturbances like cracks, leakage, and sagging. However, they may inspect surface imperfections more closely and document them in the final report if the imperfections indicate more intensive structural deterioration.
Ultimately, milestone inspections are used to determine if buildings are suitable for human occupancy and whether the structural (and in some counties, electrical) components require maintenance, repair, or replacement. While the inspection may identify structural code violations, milestone inspections are not intended to verify Florida Building Code or fire safety code compliance.
An amendment to the milestone inspections law was passed in mid-2023 (Senate Bill 154), further clarifying the inspection, appeal, enforcement, and reporting requirements and providing detailed examples to help building owners plan for inspection scenarios. The amendment also details exceptions to the law—for instance, structures within a three-mile radius of the coast do not need to have a mandatory inspection at 25 years old. However, the jurisdiction can enforce the milestone inspection requirement at the 25-year mark if justified by local environmental conditions.
Preparing to Inspect Structural Integrity
Milestone inspections are required for residential condominiums and cooperative associations under statutes 718 and 719 that have three or more stories and are at least 30 years old (and in some cases 25 years old). The building’s age is determined by the certificate of occupancy (CO) issuance date—or, alternatively, the occupancy date according to other records if a CO issuance date was not retained.
The original law states that buildings with COs on or before July 1, 1992, will need to have a record of a completed milestone inspection before the last day of 2024. Senate Bill 154 further clarifies that a 2024 milestone inspection is needed for any structure that will be 30+ years old before December 31, 2024. After 2024, milestone inspections will continue to be required every 10 years for buildings that meet the requirements.
Milestone inspections should be performed by a Florida-licensed architect or engineer; alternatively, the amended order states that a design team that includes a licensed architect or engineer who executes responsible charge over the team’s work can also perform the inspection. Beyond identifying a licensed and qualified architect or engineer, stakeholders can prepare for a milestone inspection by scheduling it well in advance of any deadlines to allow time for needed repairs. It is also recommended that the people performing the inspection collect documentation—including blueprints, CO records, engineering reports, and maintenance records—to assist with the inspection process.
Stakeholders in Miami-Dade and Broward Counties should also note that the previous 40-Year Recertification process is being integrated with the milestone inspections law. Due to building deterioration timelines and a desire to align with the statewide milestone inspections program, the inspection cadence is being lowered by 10-15 years and stakeholders will need to follow updated schedules and requirements.
Completing Milestone Inspections
During Phase 1 of the milestone inspection, the investigator visually examines all building areas for markers of substantial structural deterioration. The investigator then completes a report detailing their qualitative descriptions of the building’s structural integrity and any recommendations and delivers it to the association and appropriate authorities having jurisdiction (AHJ).
If the Phase 1 report detailed substantial structural deterioration, the structure moves into Phase 2 of the milestone inspection process. Any buildings cleared from substantial deterioration in the Phase 1 report are exempt from the Phase 2 process.
During Phase 2, repairs are performed and/or more extensive testing is completed—potentially including non-destructive or destructive testing methods to evaluate the building’s strength to withstand various forces. The more robust investigations during the Phase 2 period help stakeholders determine if the building is structurally sound for the residents’ continued occupancy and identify any structural elements that pose a risk. The final milestone inspection report provides a roadmap for stakeholders to understand existing deterioration and prevent future structural distress by taking preventative measures, performing additional inspections, and/or repairing parts of the building.
After stakeholders and the AHJ receive the final milestone inspection report, the condominium or association leadership is required by law to send the investigation summary to every unit owner. Additionally, they must post the summary on-site in a visible place and on their website—supporting clear communication through a variety of avenues to keep residents informed of findings, consequences, and recommendations.
Milestone inspections are paving the way for a more structurally-sound state and living environments that are safe for continued occupancy by Florida residents. With thorough preparation, partnership with licensed professionals, and a commitment to improving their structures, condominium and cooperative association stakeholders can successfully align with the milestone inspections program.
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Learn more about milestone inspections, requirements, and processes for completion.
About the Experts
Sheila Preble, PE
Sheila is a highly skilled structural engineer specializing in the restoration and repair of existing structures, including high-rise condominiums, parking garages, waterfront structures, and commercial shopping plazas. She has more than 10 years of experience providing structural forensic analyses and design in South Florida with extensive experience in milestone inspections, technical reporting, and failure investigations. With a proven track record of managing milestone programs for prominent clients and large-scale properties, Sheila has developed a keen eye for identifying and addressing potential structural issues before they become critical and has a proven track record of developing repair solutions with a focus on structural longevity and building preservation.
Novak Vukasinovic, PE
Novak is a licensed structural engineer with 20 years of property business experience. His background includes projects in sectors such as educational, commercial, historic/landmarked structures, and low-rise and mid-rise residential developments. As a senior forensic specialist, Novak provides a variety of services, from milestone inspections to concrete and stucco restoration, building envelope assessment, waterproofing systems, construction defect diagnostics, destructive testing and investigation, expert witness report writing, and litigation support. He has extensive owner representation experience, including project planning, design phase management, plan review, pre-construction bidding and general contractor selection, contract negotiations, permitting, and construction administration.