Florida Condo Milestone Inspections, Explained

Updated October 4, 2026 · who needs one, when, and what it means for owners and buyers · not legal advice

A milestone inspection is a structural check of an aging condominium or co-op building, required by Florida law since 2022. It looks for signs that the structure is deteriorating before it becomes dangerous, and it can trigger expensive repairs, which is why buyers should read the results. 70% of Florida's 27,968 registered condominiums were first recorded 30 or more years ago.

Who needs one

Condominium and cooperative buildings three habitable stories or more in height. The association, and any owner of a part of the building that isn't under condo or co-op ownership, is responsible for getting it done.

When it's due

By December 31 of the year the building reaches 30 years of age, and every 10 years after.
Earlier, at 25 years, if the local building department decides local circumstances such as proximity to salt water require it.
Buildings that turned 30 before July 1, 2022 had to be inspected by December 31, 2024; those that turned 30 between July 1, 2022 and December 31, 2024, by December 31, 2025.

Phase one and phase two

Phase one is a visual examination of habitable and non-habitable areas by a licensed engineer or architect, with a qualitative assessment of the structure. If it finds substantial structural deterioration, a phase two inspection follows, which may involve destructive or non-destructive testing. Repairs must begin within 365 days after the association receives the phase two report, and the inspector who did the inspection can't also be hired to do the repairs.

What it means if you're buying

Ask for the inspector-prepared summary; in a resale the seller has to provide it.
If there was a phase two, ask what repairs were required, what they cost, and how they're being paid for: reserves, a loan, or a special assessment.
Open structural repairs can make a building ineligible for conventional mortgages, so loop in your lender early.
Read it together with the building's SIRS: the inspection says what's wrong now; the SIRS says what it will cost to keep the building sound.

Check a building

Find a building

Searches all 27,968 registered Florida condominiums by name.

Every building page shows the state registration record, SIRS filing status and FEMA flood zone, with links to the official sources. The $35 dossier adds five years of the association's fee payment history and who holds its milestone inspection records.

Frequently asked questions

Which Florida buildings need a milestone inspection?

Condominium and cooperative buildings three habitable stories or more in height (section 553.899, Florida Statutes).

When is a milestone inspection due?

By December 31 of the year the building reaches 30 years of age, then every 10 years. The local building department may require it at 25 years if local conditions, such as proximity to salt water, call for it. Buildings that turned 30 before July 1, 2022 were due by December 31, 2024, and those that turned 30 between July 1, 2022 and December 31, 2024 by December 31, 2025.

What's the difference between phase one and phase two?

Phase one is a visual examination by a licensed engineer or architect. Phase two, with testing, is required only if phase one finds substantial structural deterioration, and repairs must begin within 365 days after the phase two report.

Who pays for a milestone inspection?

The association pays for the parts of the building it maintains, which in practice means the owners, through the budget or a special assessment.

Where can I see a building's milestone inspection?

The association must give every owner the inspector-prepared summary, post it, and publish the full report on its website if it has one. Sellers must give buyers the summary, and the report also goes to the local building official.