- Buildings 3 stories or higher within 3 miles of the coastline must complete milestone inspections at 25 years; inland buildings at 30 years.
- Phase 1 is a visual non-invasive engineering inspection; Phase 2 is mandatory invasive structural testing if substantial structural deterioration is found.
- Structural Integrity Reserve Studies (SIRS) are mandatory and cannot be waived by member vote for critical structural components.
- All structural repairs, rebar undercutting, post-tension tensioning, and balcony shoring must be executed by a Florida Certified General Contractor (CGC1517295).
1. Statutory Deadlines: Coastline vs. Inland Thresholds
Under Florida SB 4-D (as amended by SB 154), the compliance timeline for mandatory structural inspections is determined by building height, age, and geographic distance from the coastline.
Buildings reaching 3 stories or higher located within 3 miles of the coastline must complete their initial milestone inspection by December 31 of the year the building reaches 25 years of age. Buildings located further than 3 miles inland must complete their inspection upon reaching 30 years. Following the initial milestone inspection, buildings must be re-inspected every 10 years thereafter.
2. Phase 1 vs. Phase 2 Milestone Inspections Explained
A Phase 1 inspection is a visual examination by a Florida-licensed architect or engineer. If the engineer discovers no signs of substantial structural deterioration, the inspection is complete and filed with the local municipal building official.
However, if the engineer identifies structural distress—such as expansive concrete spalling, exposed oxidized rebar, post-tension anchor deflection, or chronic water intrusion—a Phase 2 inspection is triggered. Phase 2 involves destructive testing, concrete core sampling, ultrasonic testing, and chipping to assess structural capacity.
3. Structural Integrity Reserve Studies (SIRS) Mandate
Condominium boards can no longer vote to waive or reduce reserve funding for critical structural components. The Structural Integrity Reserve Study (SIRS) mandates fully funded reserves for roof replacement, structure/load-bearing walls, fireproofing, plumbing, electrical, waterproofing, and exterior painting.
Failure to fund reserves exposes board members to personal breach-of-fiduciary-duty liabilities under updated Florida DBPR guidelines.
4. Executing Permitted Phase 2 Structural Repairs
When Phase 2 engineering reports require repairs, associations must select a qualified contractor holding an active Florida Certified General Contractor (CGC) license. Single-trade specialty subcontractors cannot legally pull master structural permits.
Planet Construction works hand-in-hand with the association's engineer of record, providing sound mapping, hydro-demolition, zinc sacrificial anodes, Sika polymer mortars, and PMMA waterproofing to achieve 100% municipal milestone clearance.
Genti Kraja (“John”) • Dual-Licensed Florida Contractor
Qualifying Contractor for Planet Construction LLC holding Certified General Contractor (CGC1517295) and Certified Roofing Contractor (CCC1329271) licenses. Directly supervising commercial milestone recertifications, impact glazing retrofits, and master roofing installations across Broward, Palm Beach, and Miami-Dade counties.