A Milestone Inspection is a structural safety evaluation required for certain condominium and multifamily buildings in Florida. It was created under state law SB 4D to ensure that older coastal and inland buildings remain safe for occupants. A Milestone Inspection helps determine whether a building shows any signs of structural deterioration and whether further evaluation by an engineer is needed. Truview Inspections supports associations, property managers and engineers by performing preparation inspections, interior unit evaluations and detailed visual documentation. These services help buildings understand their condition before the official inspection and help engineering firms complete their work more efficiently.
Purpose of a Milestone Inspection
A Milestone Inspection is intended to evaluate the structural integrity of a building that is three stories or higher. It identifies visible issues that may affect the stability of the structure or indicate deterioration that requires closer investigation. The inspection focuses on components that contribute to structural safety such as foundations, load bearing walls, balconies, slabs and roof structures. The findings help associations understand the current condition of their building and guide any repair or maintenance decisions.
Buildings That Need a Milestone Inspection
Under Florida law, a Milestone Inspection is required for condominium or cooperative buildings that are three stories or more, buildings that are 30 years old, and buildings that are 25 years old if they are within three miles of the coastline. Low rise buildings, townhomes under three stories and single family homes are typically excluded. Some jurisdictions may add additional requirements depending on local ordinances.
Two Phases of a Milestone Inspection
Milestone Inspections are divided into two parts known as Phase 1 and Phase 2.
Phase 1 Milestone Inspection
Phase 1 is a visual inspection performed by a licensed engineer. The engineer evaluates structural components that can be seen without removing finishes. If the engineer observes no substantial deterioration, the building passes Phase 1 and the report is submitted to the local jurisdiction and the association. If anything visible suggests possible deterioration or if parts of the structure cannot be safely accessed, the building moves to Phase 2.
Phase 2 Milestone Inspection
Phase 2 is a more detailed evaluation and may include destructive or exploratory testing. It is completed only by a licensed engineer. Its purpose is to confirm the extent of deterioration and recommend repairs or further action if needed. Truview does not perform Phase 2. However, Truview provides visual documentation and interior access inspections that support engineers during both phases.
What Engineers Look for During a Milestone Inspection
While every building is different, engineers typically review visible cracks or settlement, concrete spalling or exposed rebar, water intrusion and moisture staining, balcony and railing conditions, roof surface issues, load bearing wall integrity, garage and parking deck conditions and signs of corrosion or material fatigue. Many buildings also hire inspectors like Truview to help document interior units, moisture concerns and hard to reach areas using drones, thermal imaging and detailed photography.
How Truview Supports the Milestone Inspection Process
Truview provides services that prepare buildings for their official engineering evaluation. These services help associations understand the current condition of their property, improve communication with residents and provide engineers with clear visual documentation. Truview assists with pre milestone preparation inspections, interior unit evaluations, HD photos, video and 360 degree imaging, drone roof documentation, moisture and thermal imaging to identify hidden issues, support for unit access coordination and recertification readiness assessments. These services make the milestone process smoother and help identify items that may need attention before the engineering inspection begins.
When Milestone Inspections Must Be Completed
The timeline for Milestone Inspections is at 30 years of age for most buildings, at 25 years for buildings within three miles of the coastline, and every 10 years after the initial inspection. Associations are required to notify unit owners at least 14 days before the engineer begins the inspection. Reports must be submitted to the local building official once complete.
Why Milestone Inspections Matter
Milestone Inspections are an important safety requirement for Florida buildings. They help associations identify concerns early, reduce risk and ensure long term structural health. These inspections also help protect property values and support compliance with state law. Truview’s preparation inspections and documentation services help associations, property managers and engineers navigate the process with clarity and confidence.
Learn More About Milestone Inspections
Learn more in our full Milestone Inspection and Recertification Guide.
Contact Truview to schedule building documentation or preparation inspections.