What problems are most commonly found during a Milestone Inspection?

The most common deficiencies include:

• Concrete spalling

• Reinforcing steel corrosion

• Balcony deterioration

• Parking garage deterioration

• Water intrusion

• Structural cracking

• Delaminated concrete

• Rust staining

• Failed waterproofing systems

• Deteriorated expansion joints

• Deteriorated railings

• Drainage deficiencies

These conditions are frequently observed in buildings exposed to Florida's harsh coastal environment.

What causes concrete spalling?

Concrete spalling occurs when pieces of concrete crack, loosen, or break away from the surface.

In many cases, the underlying cause is corrosion of embedded reinforcing steel. As steel corrodes, it expands and creates internal pressure that causes the surrounding concrete to crack and separate.

Spalling may appear as:

• Cracked concrete

• Loose concrete

• Exposed reinforcing steel

• Rust staining

• Surface deterioration

Although spalling often begins as a cosmetic issue, it can eventually affect structural performance if left unaddressed.

Why does reinforcing steel corrode?

Corrosion occurs when moisture and chlorides penetrate concrete and reach embedded reinforcing steel.

In South Florida, common sources include:

• Salt air

• Ocean spray

• Wind-driven rain

• Roof leaks

• Balcony leaks

• Failed waterproofing

• Cracked concrete

As corrosion progresses, structural capacity may be reduced and repair costs often increase significantly.

What causes balcony deterioration?

Balconies are continuously exposed to:

• Rain

• UV exposure

• Salt air

• Temperature changes

• Occupant use

Common balcony deficiencies include:

• Concrete spalling

• Corrosion

• Waterproofing failures

• Drainage problems

• Cracking

• Deteriorated railings

Balconies are among the most frequently repaired components following Milestone Inspections.

What causes parking garage deterioration?

Parking garages are subjected to constant wear from vehicles, moisture exposure, and chloride contamination.

Common deficiencies include:

• Cracked slabs

• Delamination

• Corrosion

• Expansion joint failure

• Drainage issues

• Structural cracking

Parking garages often represent one of the largest repair costs identified during a Milestone Inspection.

What causes structural cracks?

Not all cracks indicate a structural problem.

However, engineers evaluate cracks carefully because they may indicate:

• Structural movement

• Settlement

• Corrosion

• Shrinkage

• Thermal expansion

• Water intrusion

• Overloading

The location, width, pattern, and progression of cracking help engineers determine its significance.

What causes water intrusion?

Water intrusion is one of the leading causes of structural deterioration in Florida buildings.

Common sources include:

• Roof leaks

• Window leaks

• Balcony leaks

• Failed sealants

• Waterproofing failures

• Cracked stucco

• Drainage deficiencies

When moisture reaches structural components, corrosion and deterioration often accelerate.

Why do coatings fail?

Protective coatings deteriorate over time due to:

• UV exposure

• Salt air

• Moisture

• Improper installation

• Lack of maintenance

When coatings fail, underlying concrete and reinforcing steel become more vulnerable to corrosion and deterioration.

What causes façade distress?

Exterior façades experience continuous exposure to weather and environmental conditions.

Common causes of façade distress include:

• Water intrusion

• Cracking

• Corrosion

• Thermal movement

• Material aging

• Structural movement

Milestone Inspections frequently identify façade conditions requiring further investigation or repair.

What are unsafe conditions?

Unsafe conditions are deficiencies that present an immediate threat to public safety or structural stability.

Examples may include:

• Falling concrete

• Severely deteriorated balconies

• Structural instability

• Unsafe railings

• Excessive deterioration

• Severe corrosion

When unsafe conditions are identified, immediate corrective measures may be recommended.

How serious are rust stains?

Rust stains often indicate active corrosion occurring beneath the concrete surface.

Although staining itself may appear minor, it can be an early warning sign of hidden deterioration.

Engineers frequently investigate rust stains further to determine the extent of underlying corrosion.

What is concrete delamination?

Delamination occurs when layers of concrete separate beneath the surface.

The condition is commonly caused by:

• Corrosion

• Freeze-thaw damage

• Poor construction practices

• Moisture infiltration

Delaminated concrete often sounds hollow when tested using sounding methods.

What is structural movement?

Buildings naturally experience small amounts of movement due to:

• Thermal expansion

• Wind loads

• Settlement

• Material behavior

Excessive movement, however, may indicate structural concerns that require evaluation.

Engineers assess movement through observations, crack patterns, measurements, and structural analysis.

How do engineers assess deterioration?

Milestone Inspection engineers use multiple evaluation techniques, including:

• Visual inspections

• Concrete sounding

• Corrosion investigations

• Moisture testing

• Material sampling

• Crack mapping

• Structural analysis

The goal is to understand both the symptoms and the root causes of deterioration.

What happens if repairs are ignored?

Deferred maintenance rarely becomes less expensive over time.

Ignoring structural deterioration can lead to:

• Increased repair costs

• Expanded deterioration

• Safety concerns

• Water intrusion

• Corrosion progression

• Potential enforcement actions

Early intervention is often the most cost-effective strategy.

Can deficiencies affect insurance coverage?

Yes.

Insurance carriers are increasingly evaluating building condition when determining:

• Premiums

• Coverage terms

• Renewals

• Deductibles

Significant deterioration may impact insurability or increase insurance costs.

Can deficiencies affect property values?

Potential buyers often review engineering reports and inspection findings before purchasing units.

Significant structural deficiencies can influence:

• Property values

• Financing

• Marketability

• Buyer confidence

Proactive maintenance helps protect long-term property value.

How are repairs prioritized?

Engineers typically prioritize repairs based on:

• Life safety

• Structural significance

• Rate of deterioration

• Water intrusion risk

• Cost effectiveness

Not every deficiency requires immediate repair, but some conditions demand urgent attention.

How quickly should repairs begin?

The answer depends on the severity of the findings.

Life-safety concerns generally require immediate action, while less severe conditions may be addressed through phased repair programs and long-term capital planning.

An experienced engineer can help associations establish realistic repair schedules.

Can deterioration be prevented?

While no building lasts forever without maintenance, deterioration can be significantly reduced through proactive asset management.

Effective strategies include:

• Routine inspections

• Waterproofing maintenance

• Sealant replacement

• Concrete restoration

• Drainage improvements

• Corrosion mitigation

• Preventative maintenance programs

Many of the most expensive repair projects begin as relatively minor issues that were left unaddressed for years.

How Can RAS Engineering Help?

RAS Engineering helps condominium associations identify structural deficiencies before they become emergencies. Our team performs Milestone Inspections, concrete investigations, corrosion mapping, water intrusion evaluations, repair planning, and construction oversight services throughout Florida.

By understanding the most common causes of deterioration and implementing practical repair strategies, associations can protect residents, preserve property value, and extend the service life of their buildings.

Request a Proposal

If your property is experiencing water intrusion, facade deterioration, structural distress, recurring failures, or construction-related concerns, contact RAS Engineering for a professional forensic evaluation.

Our engineers serve condominium associations, property managers, attorneys, contractors, and building owners throughout South Florida.

Contact RAS Engineering today to schedule a forensic testing consultation and learn how our investigative approach can help identify the root cause of your building concerns.