The State now mandates a crucial task for the safety of our condos and residential cooperative (co-op) association buildings that are three or more stories in height when the building reaches a certain age. Structural inspections, known as “milestone inspections,” are required once these buildings reach 30 years of age and every 10 years thereafter or 25 years of age and every 10 years thereafter if the building is located within 3-miles of the coastline. This requirement is per Florida Statutes 553.899, and the goal is to ensure that our buildings are safe for continued use.

Timing

Buildings that require milestone inspections must be inspected once they reach 30 years of age and every 10 years after that.

The timing for the initial inspection is as follows (note this timeframe is reduced to 25 years if your building is within 3-miles of the coastline):

• 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 reached 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.

What is a Milestone Inspection?

A “Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing elements, primary structural members, and primary structural systems, as those terms are defined in F.S. s. 627.706, by an architect licensed under chapter 481 or engineer licensed under chapter 471 authorized to practice in the State of Florida to attest 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 complies with the Florida Building Code or the fire safety code. The milestone inspection services may be provided by a team of professionals with an architect or engineer acting as a registered design professional in charge of all work and reports signed and sealed by the appropriately qualified team member.

A milestone inspection consists of two phases:

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.

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 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. If a phase two inspection is required, within 180 days after submitting a phase one inspection report the architect or engineer performing the phase two inspection must submit a phase two progress report to the local enforcement agency with a timeline for completion of the phase two inspection. An inspector who completes a phase two milestone inspection shall prepare and submit an inspection report

Exemptions

These requirements do not apply to single-family homes, two-family homes (duplexes) or three-family homes (triplexes) with three or fewer habitable stories above ground. Habitable space includes areas for living, sleeping, eating or cooking. Storage or utility spaces are not considered habitable spaces.

Fees/Application

Submitting the Milestone application and reports is free. Applications can be located using the Application Search option under the building department icon on the portal, using the application reference number or property address.

Requirements of Inspection Report

Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations to the condominium association or cooperative association and to the building official of the local government that has jurisdiction.

The inspection report must, at a minimum, meet all the following criteria:

• Bear the electronic signature, digitally signed with either a self-certified seal for architects or a third-party engineer vendor as stated by the Statute for the respective design professional requirements.
• Indicate the manner and type of inspection forming the basis for the inspection report.
• Identify any substantial structural deterioration within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration.
• State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed.
• Recommend remedial or preventive repair for damaged items but not substantial structural deterioration.
• Identify and describe any items requiring further inspection.

The inspection report must be accompanied by the required statewide Milestone Inspection Report Form (EB 18-2024).

 St. Lucie County will accept milestone inspection reports for unincorporated St. Lucie County below.

The design professional, not the condo owner, must register using the St. Lucie County EnerGov Portal. 

 https://stluciecountyfl-energovpub.tylerhost.net/apps/selfservice#/permit/apply/4467/0/0

Below are the instructions on how to complete the milestone inspection registration process.

For questions, please contact MilestoneInspections@stlucieco.org

Submit your Milestone Inspection Report

The licensed engineer or architect who performed the inspection must upload milestone reports and the milestone inspection report form (EB-18-204).

The design professional must provide a Milestone Inspection Contact Sheet to be added to the application and uploaded to the portal.

Complete Phase I Form

We will respond within four (4) business days. The response will acknowledge receipt of your submittal and the review due date. Please allow five business days for review from the date of response. You can track the progress of your report at any time in EnerGov.

Track your Report

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

Submit a Phase Two Milestone Report

If the Phase One Milestone report was disapproved due to findings within the report, a Phase Two Milestone report is required.

MORE TO COME

 Frequently Asked Questions

1. What is a Milestone Inspection?

   The Milestone Inspection is a mandatory structural safety check for condominiums and cooperative association buildings three (3) stories or taller. This includes condos within an apartment community. The milestone inspections must be completed by a licensed architect or engineer who is authorized to practice in the state of Florida.

2. How will I be notified that my building needs an inspection?

   Local government building officials will send notices about required inspections by certified mail to the condominium association or cooperative association and any owner of any portion of the building not owned by the condominium association or cooperative association.

   The condominium or cooperative association must notify the unit owners of the required milestone inspection within 14 days of receiving the written notice from building officials and provide the date that the milestone inspection must be completed. If the unit owners consent to receive notices electronically, this notice may be sent to them electronically (e.g., via email) or posted on the association’s website.

3. What counts as a “story”?

   As defined by Florida Building Code, a “story” is the portion of a building included between the upper surface of a floor and the upper surface of the next floor or roof above it.  A story is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. 

    According to Florida Building Code (Building), a basement counts as a story. A garage or parking area beneath the living space also counts as a story. However, a mezzanine – an intermediate level between the floor and ceiling of any story – does not contribute to the number of stories as it is considered a portion of the story below.

4. What counts as “substantial structural deterioration”?

   “Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

5. Does "substantial structural deterioration" mean the same thing as FEMA’s "substantial damage"?

   No. “Substantial damage” (as defined by FEMA) means damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to its before-damaged condition would equal or exceed 49% of the market value of the building or structure before the damage occurred.

6. If I am in a flood hazard area, would FEMA’s “49% rule” apply if repairs are needed?

   Yes, if the building is in a Special Flood Hazard Area (SFHA), the “49% rule” would apply. This means repairs cannot exceed 49% of the building’s market value unless the entire structure is brought into full compliance with current flood regulations. For more information, contact St. Lucie County Building Department.

7. 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 be inspected by December 31, 2024.
• Buildings turning 25 or 30 between July 1, 2022, and December 31, 2024, must be inspected by December 31, 2025.
  1. When is the Phase Two report due?

     Within 180 days of submitting a phase one inspection report that identified structural deterioration, a phase two progress report to the local enforcement agency with a timeline for completion of the phase two inspection. An inspector who completes a phase two milestone inspection shall prepare and submit an inspection report.

  2. What is the timeframe for me to pull a permit after submitting the report?

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

  3. 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.