Florida milestone inspection: who can legally perform it

Last updated 2026-07-25

Who is legally allowed to perform a Florida milestone inspection?

Only a Florida-licensed architect or a Florida-licensed engineer can perform a milestone inspection. The statute is explicit about this: Fla. Stat. 553.899(1) requires the inspection to be performed by "an architect licensed under chapter 481 or an engineer licensed under chapter 471" ^[1]. There's no carve-out for a general contractor, a home inspector, or a building official to do the technical evaluation, even if they're competent and well-meaning. That licensing requirement isn't a technicality. The whole point of a milestone inspection is a structural and life-safety assessment of the building's primary structural members, meaning load-bearing walls, floors, roofs, foundations, and the load-transfer systems that hold them together ^[1]. That's an engineering judgment call, not a punch-list walkthrough. Florida ties the license requirement directly to that scope. A board's job is to hire the right professional, get a signed contract, and manage the timeline. It's not to evaluate whether a particular beam looks fine. If your management company or a vendor tells you they can "handle the milestone inspection" without naming the specific licensed architect or engineer of record, stop and ask for that person's license number before signing anything. You can verify any license directly through the Florida Department of Business and Professional Regulation's license search. Boards sometimes confuse the milestone inspection with routine building maintenance inspections, roof certifications, or insurance wind mitigation reports. Those are different documents, done by different professionals, for different purposes. None of them substitute for the Phase 1 milestone inspection required under 553.899.

What buildings actually need a milestone inspection?

The trigger is building height and age, not condo ownership structure. Fla. Stat. 553.899 applies to buildings that are three stories or more in height, and it covers condominiums, cooperatives, and other buildings depending on local building official interpretation, though condo and co-op associations are the primary group tracking this closely ^[1]. Timing works two ways. If the building is within three miles of the coastline, the first milestone inspection is due by December 31 of the year the building turns 25 years old, based on its certificate of occupancy date ^[1]. If it's farther than three miles from the coast, the deadline is 30 years from the certificate of occupancy ^[1]. After that first inspection, both groups repeat the process every 10 years ^[1]. Buildings that got a certificate of occupancy before July 1, 1992 had a compressed catch-up schedule: the statute (as amended in 2022 and 2023) required local building officials to give notice, with initial inspections generally due by the end of 2024 for the oldest buildings, staggered by local government notification schedules ^{[1] [2]}. If your building falls into that older cohort and you haven't heard from your county, don't assume you're exempt. Call your local building department directly. Confirm with your association's counsel and county, because enforcement timing has shifted since the law's original 2022 passage. Single-family homes, duplexes, and buildings under three stories are outside this statute entirely, regardless of age.

What is Phase 1 vs Phase 2 of a milestone inspection?

Phase 1 is a visual inspection, and Phase 2 is a more invasive follow-up only if Phase 1 finds problems. In Phase 1, the licensed architect or engineer does a visual examination of the building's primary structural members and systems, looking for "substantial structural deterioration" ^[1]. If they don't find any signs of that deterioration, Phase 1 is the entire inspection, and the professional issues a signed, sealed report to the board and the local building official. If the Phase 1 inspector does find substantial structural deterioration, the statute requires a Phase 2 inspection ^[1]. That's a more invasive assessment, potentially involving destructive testing, core sampling of concrete, or removal of finishes to see what's actually happening inside a structural member. Phase 2 must still be performed by a licensed architect or engineer, though it may involve additional specialists like structural or geotechnical engineers depending on findings. The statute doesn't give a fixed price for either phase, and costs vary a lot by building size, age, and how much invasive work Phase 2 requires. Boards researching a general reserve study process (a related but separate requirement) can see typical reserve study cost ranges to get a sense of professional fee scale, though milestone inspection pricing is its own line item, usually quoted separately by the same or a different engineering firm.

How much does a Florida milestone inspection cost?

There's no statutory fee schedule, and pricing varies widely by building size, height, coastal exposure, and how much of the structure is hidden behind finishes. Trade reporting and engineering firm estimates commonly put Phase 1 milestone inspections somewhere in the low thousands of dollars for a small three-story building up to tens of thousands of dollars for a large high-rise, with wide variation depending on the firm, the market, and building complexity. Phase 2, if triggered, costs meaningfully more because of destructive testing and lab analysis. Because there's no single authoritative statewide cost source, boards should get at least two or three written proposals from licensed engineering firms with milestone inspection experience, and ask each firm to itemize Phase 1 scope, expected timeline, and what would trigger Phase 2. Ask for references from other associations of similar age and height in your county. Budgeting for this is a reserves conversation as much as a compliance one. If your building hasn't planned for structural inspection costs and possible Phase 2 or repair work, this is exactly the kind of expense that turns into a special assessment if reserves fall short.

What must the milestone inspection report include?

The report has to be a written, signed and sealed document from the licensed architect or engineer, addressed to the board and filed with the local building official, describing the condition of the load-bearing structural components and any signs of distress ^[1]. Fla. Stat. 553.899(8) requires the inspector to submit the inspection report to the building official, and the association must distribute it to unit owners and post relevant portions as required ^[1]. Boards can't edit, summarize, or selectively release the report. The statute treats this as a transparency document for owners as much as a compliance filing for the county. Practically, that means once the report lands, the board should be prepared to communicate what it means in plain language, without giving owners a legal opinion on next steps, since interpreting what specific findings mean for your building's finances and timeline is a job for your engineer and your association's attorney, not the board alone. If the report identifies substantial structural deterioration, local building officials get a copy and the clock starts on scheduling Phase 2. Depending on severity, the local government can also require interim safety measures.

How does the milestone inspection connect to SIRS and reserve funding?

Milestone inspections and the Structural Integrity Reserve Study (SIRS) are separate legal requirements that overlap in practice because they both look at the same structural components. SIRS is required under Fla. Stat. 718.112(2)(g) for condominium associations with buildings three stories or higher, and it must be performed by a person qualified to perform such studies, which the statute defines broadly to include engineers, architects, and, depending on the component, other qualified professionals such as reserve specialists for non-structural items ^[3]. That's a slightly different professional pool than the milestone inspection's architect-or-engineer-only rule. The SIRS looks specifically at reserve funding adequacy for structural components: roof, load-bearing walls, floor, foundation, fireproofing and fire protection, plumbing, electrical, waterproofing, and any other item with a deferred maintenance expense over $10,000 that, if not repaired, would negatively affect the structural components of the building ^[3]. Associations must complete a SIRS at least every 10 years ^[3]. Many boards are hiring one engineering firm to coordinate both the milestone inspection and the SIRS structural assessment components, since the site visit and structural review overlap substantially, though the reports themselves remain legally distinct documents with different statutory triggers. If your board is untangling how these two requirements fit together, the reserve study for condo association guide walks through the SIRS side in detail, and florida condo reserve fund relief covers recent legislative changes to funding timelines.

What is a reserve study and what is it for?

A reserve study is a professional assessment of a building's major shared components, their remaining useful life, and the cost to repair or replace them, used to calculate how much money the association should be setting aside each year. For a condo or HOA, it answers three questions: what components need eventual repair or replacement, how many years until each one needs it, and how much will that cost in current and future dollars. In Florida, condo associations subject to Fla. Stat. 718.112(2)(g) must fund reserves for the SIRS components (roof, structure, plumbing, electrical, waterproofing, fireproofing, and any item over the $10,000 threshold) without the ability to waive or reduce that funding through a membership vote, a change made by the 2022 and 2023 legislative reforms following the Surfside collapse ^[3]. Non-SIRS components (paint, landscaping, amenities) can still have reserves waived or reduced by owner vote in many associations, subject to governing documents. A reserve study generally has two parts: a physical analysis (site inspection, component inventory, remaining life estimates) and a financial analysis (current reserve balance, funding plan, contribution schedule). Some firms bundle this with the SIRS filing itself since Florida law now requires SIRS to be the operative reserve document for condo structural components.

How much does a reserve study cost, and how much should an HOA keep in reserves?

Reserve study costs typically run from around $1,000 for a small association doing a basic update to $10,000 or more for a large, multi-building condo needing a full site inspection and SIRS-level structural analysis. Cost depends heavily on building size, number of components, and whether it's a first-time full study or an update to an existing one. There's no single statutory dollar figure for "how much should reserves be." Florida law instead requires full funding of SIRS components starting with reserve contributions collected under budgets adopted on or after December 31, 2024 ^[3], meaning contributions must be based on the actual reserve study's calculated need for those specific components, not a board's guess or a flat percentage. That's a shift from the old model where boards could set reserves at whatever level owners approved. For non-SIRS components and for HOAs governed under Fla. Stat. 720 rather than condo law, funding levels are typically set by the association's own governing documents and a reserve study's recommended funding schedule, often expressed as a target percentage of "fully funded" (100% being the ideal where the reserve balance matches the theoretical replacement value adjusted for remaining life). Many HOA reserve specialists consider anything under roughly 30% funded a warning sign, though this isn't a Florida statutory threshold, it's an industry rule of thumb used by reserve study professionals nationally. See hoa reserve study for how this applies outside the condo-specific SIRS rules.

What is an HOA assessment, and are special assessments tax deductible?

An HOA or condo assessment is a fee the association charges owners to cover operating costs or a shared capital expense. Regular assessments are the routine, budgeted dues collected monthly or annually. A special assessment is a one-time or limited-duration charge levied outside the normal budget, usually because reserves fell short of an unexpected or under-funded repair, like a new roof, a Phase 2 milestone inspection repair, or storm damage not fully covered by insurance. Special assessments are generally not tax deductible for owners who use the unit as a personal residence. The IRS treats these payments as capital improvements to the property rather than deductible expenses, similar to how you can't deduct the cost of a new roof on your primary home ^[4]. There are narrow exceptions: if you rent the unit out, a portion of a special assessment tied to repairs (not improvements) may be deductible as a rental expense, and assessments that add to your cost basis can reduce capital gains tax when you sell. This isn't a substitute for a CPA's advice on your specific tax situation; the IRS's own guidance on rental property expenses versus improvements is the right starting reference ^[4]. For boards, the practical lesson is that special assessments are painful for owners financially and shouldn't be a first resort. Adequate reserve funding, informed by an honest reserve study, is what keeps a board from having to hit owners with a surprise six-figure bill after a milestone inspection turns up bad news. See condo special assessment insurance for how some associations are trying to soften that risk, and hoa special assessment for the mechanics of how boards levy one.

What happens if a board hires the wrong person or misses the deadline?

If a board hires someone without the required Florida architect or engineer license to perform the milestone inspection, the report almost certainly won't satisfy the statute, and the local building official can reject it outright. That leaves the association exposed on two fronts: it's still legally non-compliant, and it may have wasted money on a report that has to be redone by a properly licensed professional. Missing the milestone inspection deadline entirely is a separate problem. Local building officials enforce this statute, and Fla. Stat. 553.899 gives them authority to require compliance, including the ability to escalate to code enforcement action for buildings that don't complete required inspections on schedule ^[1]. Depending on your county's building department, non-compliance can affect the building's certificate of occupancy status, insurance renewability, and, in the worst cases, force closure of unsafe portions of a structure until repairs happen. This is genuinely one of the areas where organizing paperwork matters as much as the inspection itself. Boards juggling milestone deadlines alongside SIRS filings, reserve study updates, and annual budget cycles lose track of dates more often than you'd think, especially with volunteer turnover on the board. A tool like BoardDeadline's $199 Building-Specific Board Compliance Kit is built for exactly this: it organizes your building's specific deadlines, keeps records of who was hired and when, and helps the board communicate timelines to owners, without ever performing the inspection or reserve study itself. Those still have to come from a licensed architect, engineer, or reserve specialist, as required by law.

How does milestone inspection differ from a routine building safety inspection?

A milestone inspection is a one-time-per-decade structural deep look required by state statute for buildings 3+ stories at specific age thresholds. A routine building safety inspection, sometimes required annually or biennially by local ordinance in cities like Miami-Dade or Broward under their own 40-year recertification programs, is a broader local requirement that predates and partly overlaps with the statewide milestone law ^{[1] [2]}. Some counties, particularly Miami-Dade and Broward, had their own building recertification programs (commonly called "40-year recertification") long before the statewide milestone inspection law passed in response to the 2021 Surfside collapse ^[2]. Where local recertification ordinances and the statewide milestone statute both apply, the building may need to satisfy both, and exactly how the two programs fit together depends on your county's building code amendments. This is a question for your local building official or association counsel, not something to guess at from a state statute alone. Don't assume that passing a local 40-year recertification means you're covered on milestone inspection requirements, or vice versa. Ask your building department directly which programs apply to your specific address and building height.

Who enforces milestone inspection compliance in Florida?

Local building officials, not the state, enforce milestone inspection compliance. Fla. Stat. 553.899 puts the notification and enforcement mechanism at the county or municipal building department level: officials are responsible for identifying buildings that meet the age and height criteria, notifying associations of upcoming deadlines, and receiving the completed inspection reports ^[1]. The Florida Department of Business and Professional Regulation (DBPR) is relevant to this topic in a different way: it's the state agency that licenses architects and engineers, and it's where boards can verify that the person they're hiring actually holds an active, unrestricted license. DBPR doesn't run the milestone inspection program itself, but its license verification database is the fastest way to confirm your inspector is legitimately qualified before you sign a contract. Because enforcement details, notification timing, and any local ordinance overlays vary by county, and because the statute itself has been amended multiple times since 2022, boards should treat this article as a starting framework, not a final answer for their specific building. Confirm current deadlines and enforcement practices with your local building official and your association's attorney.

Frequently asked questions

Who can legally perform a Florida milestone inspection?

Only a Florida-licensed architect (under chapter 481) or a Florida-licensed engineer (under chapter 471) can perform a milestone inspection, per Fla. Stat. 553.899(1). A general contractor, home inspector, or unlicensed consultant cannot legally issue the report, regardless of experience.

What is a reserve study?

A reserve study is a professional evaluation of a building's shared components (roof, structure, plumbing, electrical, and more), their remaining useful life, and the money needed to repair or replace them over time. It produces a funding schedule the board uses to set annual reserve contributions.

What is a reserve study for an HOA?

For an HOA, a reserve study works the same way as for a condo: it inventories shared components like roofs, pools, roads, and clubhouses, estimates remaining life and replacement cost, and recommends annual funding levels. HOAs under Fla. Stat. ch. 720 generally have more flexibility to waive or reduce reserves by owner vote than condos do under ch. 718's SIRS rules.

What is an HOA assessment?

An HOA assessment is a fee the association charges owners, either as a routine budgeted amount (regular assessment) or a one-time charge for an unbudgeted expense (special assessment). Assessments fund operating costs, reserves, and unexpected repairs like storm damage or structural findings from an inspection.

How much should an HOA have in reserves?

There's no single Florida statutory dollar figure for HOAs generally. For condo SIRS components, Florida requires full funding based on the reserve study's calculated need starting with budgets adopted on or after December 31, 2024 (Fla. Stat. 718.112(2)(g)). Many reserve professionals use 70% or higher "percent funded" as a healthy benchmark, though that's an industry guideline, not law.

How much does a reserve study cost?

Reserve study costs commonly range from roughly $1,000 for a small association's basic update to $10,000 or more for a large condo needing a full site inspection and structural (SIRS-level) analysis. Get quotes from at least two firms since pricing varies widely by scope and building size.

Are HOA special assessments tax deductible?

Generally no, for a personal residence, since the IRS treats special assessments as capital improvements rather than deductible expenses. If the unit is a rental property, a portion tied to repairs (not improvements) may be deductible; consult a CPA, since the distinction between repair and improvement matters for tax treatment.

What is the difference between Phase 1 and Phase 2 milestone inspections?

Phase 1 is a visual structural inspection by a licensed architect or engineer. If Phase 1 finds substantial structural deterioration, Fla. Stat. 553.899 requires a Phase 2 inspection, which can include invasive testing like core sampling, to assess the extent of the problem.

When is a milestone inspection due in Florida?

Buildings within three miles of the coast need their first milestone inspection by December 31 of the year they turn 25 years old (based on certificate of occupancy date). Buildings farther than three miles from the coast have until they turn 30 years old. Both repeat every 10 years after that.

Does a milestone inspection replace the SIRS reserve study?

No. They're separate legal requirements under different statutes (553.899 for milestone inspections, 718.112(2)(g) for SIRS), though they often examine overlapping structural components and are sometimes coordinated by the same engineering firm for efficiency.

Can a board perform its own milestone inspection to save money?

No. Fla. Stat. 553.899 requires the inspection be performed and sealed by a licensed Florida architect or engineer. A board cannot self-certify, and hiring an unlicensed person voids the report's legal validity, wasting the money spent and leaving the building still non-compliant.

What happens if a building fails or skips its milestone inspection?

Local building officials can pursue code enforcement action, which may affect certificate of occupancy status, insurability, and in serious cases lead to occupancy restrictions on unsafe portions of the building. Enforcement specifics vary by county, so confirm with your local building department.

How do I verify an architect or engineer's license in Florida?

Use the Florida Department of Business and Professional Regulation's online license search at myfloridalicense.com to confirm the person holds an active, unrestricted architect or engineer license before signing a milestone inspection contract.

Sources

1. Online Sunshine, Florida Statutes Section 553.899: Milestone inspection licensing requirement, phase 1/2 rules, age and coastal distance triggers, and reporting requirements
2. Florida Senate, Bill Analysis SB 4-D (2022 Special Session): Origin of the statewide milestone inspection requirement following the Surfside collapse and initial compliance deadlines for older buildings
3. Online Sunshine, Florida Statutes Section 718.112: SIRS requirement, qualified professional definition, reserve components list, $10,000 threshold, and full funding start date
4. IRS, Publication 527: Residential Rental Property: Tax treatment distinction between capital improvements and deductible repair expenses for rental property
5. Florida Senate, Bill Analysis and Fiscal Impact Statement, SB 154 (2023): 2023 legislative amendments adjusting SIRS full-funding start date and milestone inspection compliance timelines