Buildings & Structural

Florida Condo Milestone Inspection (SB 4-D)

Required structural milestone inspections of Florida condo and co-op buildings three stories or taller by a licensed architect or engineer. Typical US fees run $5,000 to $50,000 per building, and most projects take Weeks for Phase 1; months for Phase 2. Our drawings, calculations and reports are sealed by a Professional Engineer (PE) licensed in the state where your project is located, ready for permit submission.

Typical US fee$5,000 to $50,000per building
Typical timelineWeeks for Phase 1; months for Phase 2
Permit drawingsSealed by a PE

What the work involves

After the 2021 Surfside collapse, Florida's SB 4-D created mandatory milestone inspections for condominium and cooperative buildings three stories or more. The first inspection is due by December 31 of the year the building turns 30, and every 10 years after; a 2023 amendment (SB 154) lets the local building official require it at 25 years based on conditions such as proximity to salt water. Phase 1 is a visual examination by a Florida-licensed architect or engineer; if substantial structural deterioration is found, a Phase 2 inspection with testing and a repair plan is required.

When you need it

  • Building is three or more stories and approaching 30 years old (or 25 where the local official requires it)
  • Local building official sent a milestone inspection notice
  • Visible cracking, spalling or rusting reinforcement
  • Association planning special assessments for repairs

What you receive

  • Phase 1 visual inspection report
  • Phase 2 inspection with testing where required
  • Summary for unit owners
  • Repair recommendations and design

What drives the cost

Estimate. Phase 1 reports are at the low end; Phase 2 testing and repair design for large towers are higher. Repairs themselves can be far larger.

Frequently asked questions

How much does florida Condo Milestone Inspection (SB 4-D) cost?

Across the US, florida Condo Milestone Inspection (SB 4-D) usually costs $5,000 to $50,000 per building. Estimate. Phase 1 reports are at the low end; Phase 2 testing and repair design for large towers are higher. Repairs themselves can be far larger.

How long does florida Condo Milestone Inspection (SB 4-D) take?

Plan on Weeks for Phase 1; months for Phase 2 from signed proposal to stamped deliverables, longer if a site visit, soil testing or a permit review cycle is involved.

Do I need a licensed PE for florida Condo Milestone Inspection (SB 4-D)?

In most US jurisdictions, yes. When the work needs a permit, the plans, calculations or report usually must be sealed by a Professional Engineer licensed in the state where the project is located. Every deliverable we issue for permit is sealed that way.

Will I also need a structural engineer?

Sometimes. Depending on the site, florida Condo Milestone Inspection (SB 4-D) can also involve a structural engineer, architect, reserve study specialist or community association attorney. We tell you up front which other professionals your project needs and coordinate with them so the drawings agree.

Who do you provide florida Condo Milestone Inspection (SB 4-D) for?

Most of our clients for this service are business owners, attorneys and municipalitys. Describe your project and one of our engineers will reply with scope, fee and schedule.

Which buildings need milestone inspections?

Condominium and cooperative buildings that are three stories or more in height, under Florida Statutes section 553.899. Local building officials send notices and enforce deadlines.

Who can perform the inspection?

A Florida-licensed architect or engineer. Associations often hire a separate firm for repair design.

What triggers a Phase 2 inspection?

Finding substantial structural deterioration during Phase 1. Phase 2 may include destructive or nondestructive testing and a repair plan.

Who pays for the inspection?

The association, which may need to levy assessments. Results must be distributed to unit owners.

Where we provide this service

Alabama Alaska Arizona Arkansas California Colorado Connecticut Delaware District of Columbia Florida Georgia Hawaii Idaho Illinois Indiana Iowa Kansas Kentucky Louisiana Maine Maryland Massachusetts Michigan Minnesota Mississippi Missouri Montana Nebraska Nevada New Hampshire New Jersey New Mexico New York North Carolina North Dakota Ohio Oklahoma Oregon Pennsylvania Rhode Island South Carolina South Dakota Tennessee Texas Utah Vermont Virginia Washington West Virginia Wisconsin Wyoming

Sources

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