Milestone Inspections

Effective May 26, 2022, mandatory structural inspections are required for condominium and cooperative association buildings three (3) stories or taller. These "Milestone Inspections" are performed by a licensed architect or engineer, authorized to practice in the State of Florida.  F.S. 553.899.

TIMELINE

Applicable buildings must have a Milestone Inspection once the building reaches 30 years and then every 10 years thereafter.

• If your building reached 30 years of age before July 1, 2022, the building’s initial milestone inspection must be performed before December 31, 2024.  
• If your building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed before December 31, 2025. 
• If your building reaches 30 years of age on or after December 31, 2024, it will need to be inspected by December 31 of the year in which it reaches 30 years of age. 

Building age is based on the date the certificate of occupancy for the building was issued. If that is not available, other official building records may be used as evidence of the age of the building. 

EXEMPTIONS

These requirements do not apply to single-family homes, two-family homes (duplexes), three-family homes (triplexes) with three or fewer habitable stories above ground or multi-family buildings that are not condominium/cooperative and are classified as an apartment building. Habitable space includes areas for living, sleeping, eating or cooking. Storage or utility spaces are not considered habitable spaces.  Certified letters will be mailed to condominium and cooperative associations in which the milestone inspection is due. Inspections are due within 180 days of receipt of the letter.

COMPLETE YOUR MILESTONE INSPECTION 

Have you received a letter saying a Milestone Inspection is due for your building?

Submit your Phase One Milestone Inspection Report

Milestone Inspection form package

City Phase One Review:

We will respond within Seven (7) business days. The response will include your application number as well as the review due date. Please allow five (5) to ten (10) business days for review from the date of response. You can track the progress of your report at anytime online with Click2Gov link. 

If the Phase One Milestone Report review is approved, no further action is required until the following 10-year Milestone One Report.

If the Phase Two Milestone Report review is required, the necessary building permits will be required and the phase two report review will be tracked to assure completion within time designated by Florida statute. 

Once the required repairs required in the report permits are closed the Phase two process will be completed and approved.  No further action is required until the following 10- year Milestone One report.

Frequently Asked Questions

Have you received a letter saying a Milestone Inspection is due for your building?

In order to comply with F.S 553.899, a structural inspection for condominiums and cooperative buildings three (3) stories or taller is required.

What is a Milestone Inspection?

“Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing walls and the primary structural members and primary structural systems as those terms are defined in Statute 627.706, by a licensed architect or engineer authorized to practice in this state for the purposes of attesting to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building. The purpose of such an inspection is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the fire safety code. 

A Milestone inspection consists of two phases:

(a) For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, phase two of the inspection, as provided in paragraph (b), is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an inspection report.

(b) A phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection shall prepare and submit an inspection report. 

How will I know if I need a Milestone Inspection? 

Local government building official will send notices about required inspections by certified mail. They will send this notice to the condominium association or cooperative association.

The condominium or cooperative association must notify the unit owners of the required milestone inspection within 14 days after receiving the written notice from building officials and provide the date that the milestone inspection must be completed. This notice may be sent to unit owners electronically (e.g. via email) or by posting on the association’s website if the unit owners consented to receive notices electronically.

What needs to be in the milestone report?

Submittal of the Milestone report must be on the city’s designated form that is available on the Building page website Milestone Inspections | City of Punta Gorda, FL (punta-gorda.fl.us)  Please refer to s. 553.899, Florida Statutes, for the specific requirements relating to these inspections and your obligations under the law.  

When is the Phase One report due?

180 days from receiving the certified letter unless you fall within the below timeframes,

•  Buildings 25 or 30 years old before July 1, 2022, must inspect by December 31, 2024

How do I submit a Milestone Inspection report?

The Building Division is requiring the report to be submitted on a form that has been reviewed and approved by the Florida Building Commission.  The form is available on our Building Forms page to download, complete, sign, and seal by the design professional.  

When is the Phase Two report due?

180 days per FS 553.899 7(B).

What is the timeframe I have to pull a permit after submitting the report?

You will have 365 days to pull a permit after submitting.

What happens if I don't comply?

If you should fail to comply with the statutory requirements of s. 553.899, Florida Statutes, proceedings may be initiated against you as authorized by law.

Fees, Extensions and Penalties

The permit fee for milestone permit is $100.00.  Information regarding Extensions & Penalties will be coming soon.