Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.
Verification
Sealed by a licensed Florida PE, to The Fortis Standard
Updated
September 4, 2026
Fortis field record · milestone inspection documentation
01 / Direct Answer
What Is A Milestone Inspection In Florida, And Does My Building Need One?
Yes, if it is a condominium or cooperative building three habitable stories or more that has reached 30 years from its Certificate of Occupancy — or 25 years where the local jurisdiction requires it. A licensed professional engineer inspects the structure and files a sealed report with the local building department.
If substantial structural deterioration is found, a more detailed Phase 2 inspection is required within 180 days. The law was enacted by SB 4-D in 2022 following the Champlain Towers South collapse.
02 / Governing Authority
Florida Statute 553.899
— milestone inspections for condominium and cooperative buildings three habitable stories or more.
A milestone inspection is a structural life-safety inspection tied to the building’s Certificate of Occupancy date. Fortis reviews that date and the trigger your jurisdiction applies to confirm when your inspection is due, so the board is working from the actual trigger rather than an assumption.
The requirement is delivered in two parts. Phase 1 and Phase 2 milestone inspections under Florida law are both performed and sealed by Fortis, keyed to that same Certificate of Occupancy date.
Phase 2 is required within 180 days of Phase 1 report delivery if substantial structural deterioration is found. If repairs are needed, they must begin within 365 days after the local enforcement agency receives the Phase 2 report.
The Engineer of Record assigned to your building inspects it, writes the report, seals it, and presents the findings to the board — performed to the Fortis Standard.
Every finding is photographed, located and dated in the field, then carried into a sealed report your board can act on.
Jurisdiction
Where Fortis Performs Milestone Inspections
Milestone inspections are a Florida law requirement. The trigger under Florida law is the same statewide: the building’s Certificate of Occupancy date. Fortis works across Broward, Miami-Dade and Palm Beach and confirms your county’s current ordinance as part of scoping the inspection.
Milestone Deadline Calculator
Enter a Certificate of Occupancy date and the building’s jurisdiction to get the milestone inspection deadline, with the adopting authority and the verification date behind it.
Certificate of Occupancy through recurring inspections.
01
Clock starts
Year 0
Certificate of Occupancy (CO)
The clock starts on the date your building received its Certificate of Occupancy — usually found on the original CO card from the building department, not in your association documents.
02
Initial inspection window
Year 25
Phase 1 Inspection due
25 yrs from CO date — local agency may require at 25 yrs regardless of coastal proximity
03
Initial inspection window
Year 30
Phase 1 Inspection — latest possible
30-yr default under §553.899
04
Conditional escalation
Phase 1 + 180 days
Phase 2 required within 180 days of Phase 1 report delivery if substantial structural deterioration is found
Phase 2 is required, not optional, when Phase 1 finds substantial structural deterioration
05
Recurring cycle
Years 35 / 45 / 55
Recurring inspections — buildings on the 25-year trigger
A building whose first Phase 1 was due at 25 years recurs every 10 years from that inspection
06
Recurring cycle
Years 40 / 50 / 60
Recurring inspections — buildings on the 30-year trigger
A building on the 30-year statewide default recurs every 10 years from that inspection
Year 0 — Certificate of Occupancy (CO). The clock starts on the date your building received its Certificate of Occupancy — usually found on the original CO card from the building department, not in your association documents.
Year 25 — Phase 1 Inspection due. 25 yrs from CO date — local agency may require at 25 yrs regardless of coastal proximity
Year 30 — Phase 1 Inspection — latest possible. 30-yr default under §553.899
Phase 1 + 180 days — Phase 2 required within 180 days of Phase 1 report delivery if substantial structural deterioration is found. Phase 2 is required, not optional, when Phase 1 finds substantial structural deterioration
Years 35 / 45 / 55 — Recurring inspections — buildings on the 25-year trigger. A building whose first Phase 1 was due at 25 years recurs every 10 years from that inspection
Years 40 / 50 / 60 — Recurring inspections — buildings on the 30-year trigger. A building on the 30-year statewide default recurs every 10 years from that inspection
Free Sample Report
See exactly what your board will receive
Our Milestone Phase 1 report is engineer-authored, board-ready, and includes photo documentation, finding classifications, and a clear repair priority summary. Download a redacted sample — no sales call required.
Photo-documented findings
Phase 2 trigger criteria explained
Repair priority classification
Scope reference
Where A Milestone Inspection Looks
Phase 1 is a visual review of the building’s structural and life-safety elements, including balconies, slab edges and the foundation. Phase 2 follows only when substantial structural deterioration is identified.
Statute
§553.899, Florida Statutes
First inspection
30 years from the Certificate of Occupancy — 25 where the local jurisdiction requires it
Phase 1 to Phase 2
Within 180 days of the Phase 1 report
Repairs
Begin within 365 days after the local enforcement agency receives the Phase 2 report
Questions
Common Milestone Inspection Questions, Answered
What triggers a milestone inspection in Florida?
A milestone inspection is required when a building reaches 30 years from its Certificate of Occupancy date — or 25 years if the local jurisdiction requires it. Buildings within three miles of the coast used to trigger at 25 years, but that rule was repealed. The current trigger is based solely on the CO date and local agency discretion.
What is the difference between a Phase 1 and Phase 2 milestone inspection?
Phase 1 is a visual inspection of the building’s structural systems and load-bearing elements, conducted by a licensed engineer or architect. If Phase 1 finds substantial structural deterioration, a Phase 2 inspection is required — this may involve destructive or nondestructive testing and more detailed structural analysis.
How long does a milestone inspection take?
Phase 1 typically takes one to three site visit days depending on building size, followed by two to four weeks for report preparation and engineering review. Phase 2, if required, adds additional time for testing and analysis.
Who is qualified to perform a milestone inspection in Florida?
Florida Statute §553.899 requires the inspection to be performed by a licensed architect or engineer. The engineer of record signs and seals the report under their Florida professional license.
What happens if my building fails the milestone inspection?
There is no pass or fail — the inspection produces a report that classifies findings by severity. If substantial structural deterioration is found, Phase 2 is required. The building owner must then repair deficiencies within the timeframe specified by the local enforcement agency.
How much does a milestone inspection cost in Florida?
Cost varies based on building size, age, and location. Contact Fortis for a project-specific quote — we provide detailed pricing for buildings in Broward, Miami-Dade and Palm Beach counties.
Free Download
Milestone Inspection Checklist for Florida Boards
A one-page reference covering the Phase 1 and Phase 2 process, what to expect from the engineer's report, and what the statute requires your board to do next.
Next Step
Establish Where Your Building Stands
Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.
