Milestone Inspection
FLORIDA
Florida Milestone Inspection Engineer
Structural Inspections for Condominium Associations, Building Owners & Property Managers
Florida's Milestone Inspection program was established to improve the long-term structural safety of aging buildings. For many condominium associations and building owners, the inspection is more than a statutory requirement—it is the starting point for understanding a building's condition, planning repairs, and protecting the safety of occupants.
RAS Engineering provides Florida Milestone Inspection engineering services, including Phase 1 and Phase 2 structural evaluations, forensic investigations, material testing, repair recommendations, construction documents, and construction-phase engineering support for existing buildings throughout Florida.
What Is a Florida Milestone Inspection?
A Milestone Inspection is a structural inspection required by Florida law for certain existing buildings. Its purpose is to determine whether the primary structural systems remain in a condition suitable for continued occupancy and to identify substantial structural deterioration that may require additional evaluation or repair.
The inspection focuses on the structural integrity of the building rather than cosmetic conditions or routine maintenance items.
Who May Be Required to Obtain a Milestone Inspection?
Certain multi-story buildings in Florida may be subject to Milestone Inspection requirements based on factors such as building age, height, location, and applicable local enforcement.
Requirements are established under Florida law and administered by local building officials. Building owners and condominium associations should verify the specific requirements and deadlines applicable to their property with the local jurisdiction.
RAS Engineering can assist owners and associations in determining whether their building is subject to Milestone Inspection requirements and developing an appropriate compliance strategy.
Phase 1 Milestone Inspection
A Phase 1 Milestone Inspection consists primarily of a visual evaluation of accessible structural components performed by a Florida-licensed Professional Engineer or Registered Architect.
The purpose of the Phase 1 inspection is to determine whether there is evidence of substantial structural deterioration requiring further evaluation.
During a typical Phase 1 inspection, engineers may evaluate:
Foundations
Columns
Beams
Floor and roof framing
Structural slabs
Parking garages
Balconies and elevated walkways
Exterior walls
Building façades
Signs of corrosion
Water intrusion
Concrete deterioration
Structural cracking
Previous structural repairs
If no substantial structural deterioration is identified, the inspection may conclude with Phase 1.
Phase 2 Milestone Inspection
If substantial structural deterioration is identified during Phase 1, a Phase 2 inspection is generally required.
Unlike Phase 1, Phase 2 involves engineering investigation to determine the nature, cause, and extent of the deterioration.
Depending on the observed conditions, Phase 2 investigations may include:
Selective exploratory openings
Material sampling
Concrete sounding
Ground-penetrating radar (GPR)
Corrosion evaluation
Moisture investigation
Structural analysis
Laboratory testing
Repair recommendations
The scope of a Phase 2 inspection varies depending on the building and the conditions encountered during the investigation.
Our Engineering Approach
At RAS Engineering, a Milestone Inspection is not simply a checklist exercise.
Our objective is to identify not only what deterioration exists, but also why it developed and how it should be addressed.
Our investigations may evaluate:
Reinforcing-steel corrosion
Concrete deterioration
Structural movement
Waterproofing failures
Balcony deterioration
Parking garage distress
Foundation movement
Building envelope deficiencies
Moisture intrusion
Previous repair performance
Understanding the underlying deterioration mechanism allows repair recommendations to address the source of the problem rather than only the visible symptoms.
Beyond the Inspection
Many engineering firms perform the inspection and then refer the owner elsewhere for the repair phase.
RAS Engineering can continue assisting throughout the life of the project by providing:
Structural repair recommendations
Concrete restoration design
Repair drawings
Technical specifications
Contractor bid assistance
Construction observation
Material testing
Threshold inspections
Building envelope consulting
Waterproofing consulting
Working with the same engineering team from inspection through construction can help maintain continuity throughout the project.
Related Engineering Services
Milestone Inspections often identify conditions requiring additional engineering evaluation.
RAS Engineering also provides:
Structural Integrity Reserve Studies (SIRS)
Concrete Restoration Engineering
Parking Garage Inspections
Façade Inspections
Balcony Inspections
Building Envelope Consulting
Roof Consulting
Waterproofing Investigations
Forensic Engineering
Material Testing
Structural Repair Design
Representative Investigations
Our engineers have investigated a wide variety of structural conditions, including:
Reinforcing-steel corrosion beneath balcony tile assemblies
Loose balcony railings associated with concealed galvanic corrosion
Parking garage deterioration
Pool deck settlement
Waterproofing failures
Concrete delamination
Structural cracking
Foundation movement
These investigations help owners understand the extent of concealed deterioration before repair work begins.
Frequently Asked Questions
Is every older building required to have a Milestone Inspection?
Inspection requirements depend on the applicable Florida statutes, local enforcement, and the characteristics of the building. Owners should verify requirements with the local building department or consult a qualified engineering professional.
What happens if deterioration is found?
If substantial structural deterioration is identified during Phase 1, additional engineering investigation may be required through a Phase 2 Milestone Inspection. The findings are used to develop repair recommendations and establish an appropriate course of action.
Does a Milestone Inspection include destructive testing?
Not typically.
Phase 1 inspections are primarily visual. If additional investigation is warranted, Phase 2 may include selective destructive or nondestructive testing to better understand concealed structural conditions.
Can RAS Engineering design the repairs?
Yes.
In addition to performing Milestone Inspections, RAS Engineering provides structural repair design, construction documents, bidding assistance, and construction-phase engineering services.
How early should an association begin the process?
Because scheduling, inspections, possible Phase 2 investigations, repair design, permitting, bidding, and construction all require time, condominium associations are encouraged to begin planning well before applicable compliance deadlines.
Why Choose RAS Engineering?
RAS Engineering specializes in existing buildings.
Our engineers regularly perform investigations involving:
Concrete deterioration
Structural distress
Parking garages
Balconies
Building façades
Waterproofing failures
Foundation movement
Building envelope performance
Our experience extends beyond identifying deficiencies—we help owners understand the cause of deterioration, develop practical repair solutions, and provide engineering support through construction.
Schedule a Florida Milestone Inspection
If your condominium association, commercial property, or multifamily building requires a Milestone Inspection, RAS Engineering can assist with Phase 1 inspections, Phase 2 investigations, repair recommendations, and construction support.
Contact RAS Engineering to schedule a Milestone Inspection or discuss your building's structural evaluation needs.
What to provide and what to expect
Send the building address, inspection notice and deadline, building age and number of stories, available plans, previous inspection reports and repair records. Identify an access contact and any known leaks, cracking or deterioration. We’ll coordinate a complimentary site visit and provide a project-specific proposal defining the inspection scope, access needs and deliverables.
Depending on the agreed scope and findings, deliverables may include a written structural evaluation, photographs, recommendations for further investigation or repairs, and applicable inspection documentation. Repair design and construction services are defined separately in the proposal.
Related project experience
See our balcony railing safety investigation and garage foundation settlement case study for examples of RAS investigations. These illustrate our investigation approach; they are not presented as statutory Milestone Inspection reports.
Learn about RAS Engineering · Structural Integrity Reserve Studies · Building Recertification