Milestone Inspection Requirements for Florida Condominiums

Which Florida condominium buildings need milestone inspections?

Section 553.899 of the 2026 Florida Statutes generally covers buildings wholly or partly in residential condominium or cooperative ownership that are at least three habitable stories high, as determined by the Florida Building Code. It excludes single-family, two-family, three-family, and four-family dwellings with three or fewer habitable stories above ground.

For a covered building, the ordinary deadline is December 31 of the year it reaches 30, followed by inspections every 10 years. A local enforcement agency may instead require the first inspection by December 31 of the year it reaches 25, followed by inspections every 10 years, based on local circumstances – including environmental conditions such as proximity to salt water.

Building age comes from the certificate-of-occupancy date. If that date is unavailable, the statute uses the occupancy date evidenced in a local building official’s records. Ask for that record rather than relying on an age listed in marketing materials.

Have the initial transition deadlines passed?

The initial transition deadlines in section 553.899 have passed. For covered buildings, the applicable deadline depended on when the building reached age 30:

Eric was very helpful especially with the internet technical end of the purchase that I made. He did a thorough inventory of all of the condo items to be included in the purchase. He frequently followed up with my wife and myself to make sure that we were satisfied with our purchase. He has my total endorsement.

– bstapes9, Zillow Review

If your prospective building falls into either group, ask the association for its completed inspection report and confirm its compliance status with the local enforcement agency. Do not treat a passed deadline as evidence that the inspection actually happened.

Two qualifications apply. Under section 553.899(3)(c), the local enforcement agency may extend the initial deadline on a showing of good cause, for example when the owners have contracted with an architect or engineer and the inspection cannot reasonably be finished in time. Under section 553.899(3)(d), the agency may also accept a structural inspection report prepared before July 1, 2022, if it substantially complies with the section; the next 10-year inspection is then dated from that accepted inspection. A building past the table dates may therefore be compliant under an extension or an accepted earlier report; ask the agency which applies.

Who arranges the inspection, and what do the phases cover?

The association arranges the inspection. The association and any owner of a portion of the building outside condominium or cooperative ownership are each responsible for ensuring compliance under section 553.899.

Phase one is a visual structural examination. An architect or engineer authorized to practice in Florida examines habitable and nonhabitable areas, including major structural components, and provides a qualitative assessment of structural condition.

Phase two is required if phase one identifies any substantial structural deterioration. For your purchase decision, ask whether phase one triggered phase two and request the applicable reports – not just confirmation that an inspector visited the building.

What notice and reporting deadlines apply?

Section 553.899 ties these deadlines to specific notices and receipt dates:

After completing either phase, the inspector must submit a sealed report and a separate summary of material findings and recommendations to the association, any other applicable owner, and the local building official.

When you review the documents, distinguish the inspection date from the notice and report-receipt dates. Those receipt dates control the deadlines described above.

It was great working with Mike Renick & Eric Teoh during the recent purchase of our Sea Place Condo. Always professional, friendly and patient, Eric answered our many questions and helped quickly resolve various issues as they arose. Of the many professionals we dealt with during the past two months, Eric was the most helpful when it came to resolving computer problems & e signing of documents, as the purchase was done virtually from New Jersey. We can’t thank Mike & Eric enough for all their help & are happy to give them our highest recommendation.

– Herma Perez, Google Review

When must structural repairs begin?

For substantial structural deterioration, section 553.899 requires the association and any other owner subject to the section to commence repairs within 365 days after the local enforcement agency receives the phase-two report. A county or municipal ordinance may specify the timeframe, but repairs remain subject to that 365-day outside limit.

That is a deadline to begin repairs, not a stated deadline to finish them. Ask the local enforcement agency which ordinance applies and ask the association for documentation of the repair-start status.

Before committing to a purchase, request the association’s milestone inspection file – including the written agency notice, sealed reports, inspector-prepared summaries, and any repair-start documentation – for review with the local building official.

About the Author

I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.

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Equal Housing Opportunity. This article is general information only, not legal, tax, insurance, or financial advice. Market conditions, insurance requirements, and costs vary by property and transaction; confirm your specific situation with the appropriate licensed professional. Michael Renick, Licensed Florida Real Estate Broker, License #BK3241900, licensed by the Florida Department of Business and Professional Regulation (DBPR). Mangrove Realty Associates Inc — each office is independently owned and operated.

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