RAS Engineering is a professional engineering company serving building managers and owners by providing advice, oversight restoration, and testing to ensure that all components of a build’s exterior and structure meet the standards necessary to provide quality durability and safe protection against the elements.
Guide to Milestone Inspections in Florida: When & Why?
What Are Milestone Inspections?
A milestone inspection is a required structural integrity inspection designed to evaluate the condition of condominium and cooperative buildings that are three stories or higher. These inspections focus on the health of critical building components such as foundations, load-bearing walls, balconies, and structural frames, ensuring that the property is safe for occupancy and in compliance with all applicable Florida building codes.
The purpose of these inspections is simple: identify early signs of structural deterioration, address safety concerns before they escalate, and document conditions for both regulatory compliance and long-term property planning.
When Are Milestone Inspections Due?
Milestone inspections are scheduled based on the age and location of a building:
First inspection is generally required when a building reaches a specific milestone age, often around 25 to 30 years, depending on its proximity to the coastline.
Ongoing inspections follow at regular intervals, typically every 10 years thereafter, to continually monitor the condition of the structure.
For property managers, condo boards, and commercial real estate investors, keeping track of these deadlines is essential. Missing an inspection can result in fines, regulatory issues, or even safety hazards that impact residents and other types of tenants. For more details on timing, see our guide on how often buildings need structural inspections.
The Two Phases of a Milestone Inspection
A milestone inspection is typically conducted in two stages:
Phase I: Visual Inspection
This is a non-invasive review of the building’s structure, performed by a licensed engineer or architect. The focus is on identifying visible signs of wear, damage, or stress in areas such as the façade, roof systems, waterproofing, and structural frame.
Phase II: Detailed Assessment
If Phase I reveals significant deterioration or potential safety issues, a Phase II inspection may be required. This involves a closer evaluation of the structure, which may include nondestructive testing, material sampling, or detailed forensic review to determine the extent of repairs needed.
Why Milestone Inspections Matter
Milestone inspections are more than just a compliance requirement—they are an essential part of protecting your property and the people who occupy it. Benefits include:
Life Safety: Early detection of cracks, corrosion, or water intrusion helps prevent dangerous failures.
Regulatory Compliance: Inspections ensure that your building meets current codes and avoids costly violations.
Financial Protection: Addressing problems early reduces long-term repair costs and avoids emergency assessments.
Longevity: Regular evaluations extend the service life of structural systems, façades, and building envelopes.
Investment Value: Inspections provide assurance to buyers, lenders, and insurers that property maintenance is up-to-date and current.
For a broader look at how inspections support building performance, explore our building inspections overview.
Common Issues Identified in Milestone Inspections
During an inspection, engineers may uncover:
Cracking or spalling concrete from moisture intrusion or structural stress
Façade instability or sealant failure leading to leaks
Corrosion of steel reinforcements or balcony railings
Foundation settlement or water damage
Deteriorated roofing and drainage systems
Mold growth, indoor air quality concerns, or ventilation deficiencies
Each of these issues can compromise the structural integrity of a building if left unresolved. That’s why pairing inspections with additional services like building enclosure testing or an energy audit and decarbonization assessment often provides a more complete picture of a property’s health.
How RAS Engineering Supports Your Inspection
At RAS Engineering, our licensed engineers perform milestone inspections with precision, transparency, and a focus on long-term structural viability. We provide:
Clear, data-backed reports tailored to property managers, condo boards, and ownership groups
Compliance-focused evaluations that align with Florida building code requirements
Integration with restoration, enclosure testing, and energy efficiency planning
Guidance that helps owners prepare for future capital projects and reduce the risk of unexpected failures
Partner with RAS Engineering for Your Next Milestone Inspection
Milestone inspections are one of the most important tools available to protect the safety and value of multi-story buildings in Florida. By scheduling inspections on time and addressing findings proactively, property owners can ensure compliance, safeguard residents, and extend the lifespan of their buildings.
If your property is approaching its required milestone year—or if you’re uncertain about your compliance timeline—RAS Engineering can help. Contact our team today to schedule a milestone inspection and gain the confidence that comes with expert structural evaluation.