Navigating Florida SB 4-D Milestone Recertifications
Under Florida Statute ยง 553.899 (established by SB 4-D and updated by SB 154), all residential condominium and cooperative buildings 3 stories or higher must undergo mandatory Milestone Structural Inspections once they reach 30 years of age (or 25 years if located within 3 miles of the coastline), with recurring inspections every 10 years thereafter.
When a licensed structural engineer or architect completes a Phase 1 Visual Inspection or Phase 2 Destructive Testing and identifies structural deterioration (such as rebar spalling, balcony delamination, or roof deck corrosion), the association has a statutory deadline to pull permits and perform structural remediations.
Planet Construction acts as the executing general contractor of record. We review the engineer's exact technical specifications, generate line-item bid packages for board approval, pull the primary building permits, and execute structural repairs under daily threshold inspection protocols.
Key Trades We Execute for Condominiums & HOAs
Balcony & Slab Restoration
Full-depth balcony edge repairs, bottom spall restoration, supplemental rebar welding, and post-tension cable encapsulation adhering to ICRI guidelines.
Waterproofing & Balcony Coatings
Multi-coat elastomeric pedestrian traffic deck coatings that prevent water intrusion into balcony slabs and eliminate corrosive moisture pathways to embedded steel.
High-Rise Roofing & Parapet Walls
Commercial TPO, PVC, and modified bitumen systems engineered for HVHZ wind uplift resistance, complete with crane-assisted material staging and rooftop drainage scuppers.
Railing Post Pocket Waterproofing
Railing post penetrations are the #1 source of balcony spalls. We core-drill, re-grout with non-shrink hydraulic cement, and seal with polyurethane pitch pans.
Board Room Communication & Phased Construction Plans
Working with an HOA or condo board requires transparency and clear communication. Planet Construction provides dedicated account managers who:
- Attend Board Meetings & Q&A Sessions: John Kraja and our engineering project managers present detailed timelines, explain engineering nuances, and answer resident questions directly.
- Phased 'Drop-by-Drop' Balcony Scheduling: Rather than closing off an entire building, we mobilize swing stages vertically drop-by-drop, returning balconies to residents as soon as curing and waterproofing are certified.
- Weekly CAM Progress Reports: We supply property managers with weekly photographic logs and unit-by-unit tracking matrices for clear board recordkeeping.