What happens after a Milestone Inspection is completed?

After the engineer submits the Milestone Inspection report, the association reviews the findings and recommendations. If no substantial deterioration is identified, the building may simply continue with routine maintenance and future inspection cycles.

If deficiencies are identified, however, the association typically begins evaluating repair options, funding strategies, engineering services, and project timelines.

The report often becomes the foundation for future restoration projects and reserve planning.

Do repairs require permits?

In most cases, structural repairs identified during a Milestone Inspection require permits from the local building department.

Permit requirements vary depending on:

• Scope of work

• Structural significance

• Local jurisdiction

• Building type

• Repair methodology

Permit drawings prepared by a licensed engineer are often required before construction can begin.

How are repair specifications prepared?

Once deficiencies have been identified, the next step is often the preparation of repair specifications.

Repair specifications define:

• Areas requiring repair

• Materials to be used

• Repair methods

• Contractor qualifications

• Testing requirements

• Quality control procedures

• Construction sequencing

Detailed specifications help ensure contractors bid on the same scope and reduce the likelihood of costly change orders.

Why hire an Engineer of Record?

The Engineer of Record plays a critical role during restoration projects.

Responsibilities often include:

• Preparing repair documents

• Responding to contractor questions

• Reviewing submittals

• Observing construction

• Evaluating field conditions

• Assisting with permit compliance

• Providing final certification

An experienced Engineer of Record helps ensure repairs are performed properly and in accordance with the approved design.

What is a repair scope?

A repair scope is a detailed description of the work required to address identified deficiencies.

The repair scope may include:

• Concrete restoration

• Waterproofing improvements

• Balcony repairs

• Garage repairs

• Structural strengthening

• Sealant replacement

• Façade restoration

• Drainage improvements

A well-developed repair scope allows contractors to provide more accurate proposals and helps associations compare bids fairly.

What is contractor bidding?

Contractor bidding is the process of obtaining proposals from qualified restoration contractors.

The association typically provides:

• Repair drawings

• Technical specifications

• Bid instructions

• Project requirements

Contractors then submit proposals based on the same repair documents.

This process promotes competition and helps associations evaluate costs objectively.

How are contractors selected?

The lowest bid is not always the best choice.

Associations should evaluate:

• Experience

• Licensing

• Financial stability

• References

• Similar project history

• Staffing capabilities

• Proposed schedule

• Quality control procedures

An engineer can assist with bid evaluations and contractor recommendations.

What is a Threshold Inspection?

Many restoration projects involving structural repairs may require Threshold Inspection services under Florida Building Code requirements.

Threshold Inspectors provide additional construction oversight and quality assurance for qualifying projects.

The goal is to verify that structural work is completed in accordance with approved plans and applicable code requirements.

What is a Special Inspection?

Special Inspections involve independent observation and documentation of specific construction activities.

Special Inspection services may include:

• Concrete restoration

• Reinforcing steel placement

• Waterproofing installation

• Structural repairs

• Anchoring systems

• Building envelope work

Special Inspections provide additional quality control during construction.

How are repairs funded?

Funding strategies vary significantly from one association to another.

Potential funding sources may include:

• Reserve funds

• Special assessments

• Bank loans

• Lines of credit

• Combination funding approaches

The association's financial advisor, reserve specialist, and legal counsel often assist with funding decisions.

Can reserve funds be used?

In many cases, reserve funds may be available for qualifying repairs depending on the association's reserve schedule, governing documents, and applicable statutes.

Associations should consult legal and financial professionals before making reserve funding decisions.

How does a SIRS relate to Milestone Inspections?

Milestone Inspections and Structural Integrity Reserve Studies (SIRS) often work together.

A Milestone Inspection identifies structural deficiencies and repair needs.

A SIRS helps determine:

• Future reserve requirements

• Funding schedules

• Component replacement costs

• Long-term budgeting needs

Together, these programs help associations make informed financial decisions.

How long do repairs take?

Repair schedules depend on:

• Project size

• Scope of work

• Permit approval

• Contractor availability

• Material procurement

• Weather conditions

Small projects may take weeks, while large restoration programs can take several months or longer.

What happens if repairs are delayed?

Delaying repairs may result in:

• Increased deterioration

• Higher repair costs

• Water intrusion

• Corrosion progression

• Additional structural damage

• Increased liability exposure

Addressing deficiencies early is often the most cost-effective approach.

How are residents informed?

Communication is critical during restoration projects.

Associations often provide:

• Project updates

• Construction schedules

• Access notifications

• Safety information

• Progress reports

Clear communication helps reduce confusion and improve resident cooperation.

What is final certification?

Upon completion of construction, the engineer may perform final observations and issue documentation indicating that the work was completed substantially in accordance with the approved repair documents.

Final certification is often required by building departments before permits can be closed.

How is permit closeout achieved?

Permit closeout generally requires:

• Completion of construction

• Final inspections

• Engineer certifications

• Municipal approvals

• Resolution of outstanding deficiencies

Proper permit closeout protects the association and provides documentation for future reference.

What records should associations keep?

Associations should maintain:

• Engineering reports

• Repair drawings

• Specifications

• Permit records

• Contractor proposals

• Inspection reports

• Construction photographs

• Final certifications

These records become valuable resources for future inspections, reserve studies, insurance matters, and capital planning.

How can future costs be reduced?

The best way to reduce long-term repair costs is through proactive maintenance and early intervention.

Strategies include:

• Routine inspections

• Waterproofing maintenance

• Sealant replacement

• Preventative concrete repairs

• Drainage improvements

• Reserve planning

• Periodic engineering evaluations

Small problems are almost always less expensive to repair than large ones.

How can RAS Engineering manage the entire process?

RAS Engineering provides comprehensive support from initial Milestone Inspection through project completion.

Our services include:

• Milestone Inspections

• Structural evaluations

• Phase 2 investigations

• Concrete restoration design

• Waterproofing design

• Repair specifications

• Permit drawings

• Contractor bid reviews

• Engineer of Record services

• Threshold Inspections

• Special Inspections

• Construction observations

• Final certification

• Permit closeout support

By managing the entire process, RAS Engineering helps condominium associations reduce risk, improve project quality, maintain compliance, and protect the long-term value 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.