Florida law now mandates milestone inspections for condos and co-ops — and the clock is ticking. With many aging buildings and the strain of coastal weather, delays can lead to fines, lawsuits, or worse: putting residents at risk. Some counties may add their own requirements, but the statewide law is clear and specific.
At Prema Consulting Group, we help boards meet these obligations with clarity and confidence. Our Florida milestone inspections are precise, fully documented, and designed to support long-term property stability — turning a legal requirement into peace of mind.
Any condo or co-op building with three or more stories must undergo a milestone inspection at 30 years (25 if within three miles of the coast) and every 10 years thereafter. The goal is simple: protect residents and keep buildings safe.
The reality is tougher. Associations face strict deadlines, aging structures exposed to salt and moisture, and inspection results that raise hard budget questions. With only 180 days to complete Phase One once notified, boards often need expert support.
That’s where Prema Consulting Group comes in — helping associations navigate the technical and administrative demands with clarity and confidence.
Every Florida milestone inspection follows a two-phase structure. At Prema, we manage both phases seamlessly, eliminating confusion and ensuring compliance.
A licensed engineer or architect conducts a detailed visual review of the building. Structural systems such as foundations, slabs, balconies, shear walls, and roof structures are examined. The purpose is to confirm whether visible signs of deterioration exist. If none are found, the building completes the requirement at this stage.
When Phase One uncovers potential structural concerns, a deeper evaluation is required. Phase Two may involve nondestructive testing, or in some cases, limited destructive testing, to confirm the extent of deterioration. The findings are compiled into a comprehensive report, signed and sealed, and filed with the local authority.
At Prema, we go beyond the technical inspection to manage the entire
milestone process. Boards count on us for:
This approach turns inspections from a box-checking exercise into a valuable planning tool.
Milestone inspections provide assurance to residents, prove due diligence to regulators, and give boards a defensible record of their actions. With Prema, boards don’t just meet deadlines — they gain safety, transparency, reduced liability, and clear direction.
Florida’s milestone inspection laws are strict, but they also offer an opportunity. Done right, inspections help boards get ahead of problems, plan wisely, and lead with accountability.
Prema makes the process clear and manageable. Our licensed experts know the regulations, deliver on time, and focus on creating lasting value for your property, your budget, and your residents.
Ready to schedule your milestone inspection?
Reach out to Prema today — and safeguard your property’s future.
The reports from [redacted] have been great. Just what we needed to resolve those claims and ensure we’ve addressed all the structural issues.
Field Technical Manager
A+ rated Insurance Carrier
It was a great experience, from when I called in for the assignment to when I received the report. Your team did a great job.
General Adjuster
A+ rated Insurance Carrier
We have found that Prema provides a consistent service that is driven by a commitment to integrity and standards. The management and administrative team is top-notch, and their prioritization of employee training is immensely appreciated.
Senior Leader
A+ rated Insurance Carrier
Reach out to our team for expert moisture intrusion assessments and solutions.
If the building has three or more stories, the first milestone inspection is required at 30 years old—or at 25 years if it’s within three miles of the coast. After that, inspections are required every 10 years.
Only Florida-licensed architects or engineers can conduct these inspections. Their reports must be signed, sealed, and submitted to the local building department for review.
This refers to structural distress that negatively impacts a building’s general structural condition and integrity. Minor issues like chipped paint or small cracks don’t qualify—unless they indicate deeper structural problems.
Associations generally have 180 days from the date of official notice from the local building department to complete Phase One. If Phase Two is required, progress updates must also be submitted within specified timelines.
Yes. We provide Structural Integrity Reserve Studies and assist with long-term repair planning. Our objective is not only to complete inspections, but also to ensure boards are financially prepared to act on the findings. We are also available for unanticipated failures or issues across all building systems that require support.
