Coral Gables Condo Owners Face New Florida Milestone Inspection Deadlines

Coral Gables Condo Owners Face New Florida Milestone Inspection Deadlines

CORAL GABLES, FL – April 15, 2026 – Condo owners across Coral Gables are navigating new requirements under Florida's Milestone Inspection law, a critical piece of legislation designed to enhance building safety following recent tragedies. With deadlines fast approaching, local associations and unit owners are urged to understand their obligations to ensure compliance and avoid potential penalties.

The law mandates that condominium and cooperative buildings three stories or taller, located within three miles of the coast, undergo a “milestone inspection” when they reach 25 years of age, and every 10 years thereafter. For buildings not within three miles of the coast, the initial inspection is required at 30 years, and every 10 years subsequently. This applies to structures built on or before July 1, 1992, with the first inspection deadline set for December 31, 2024. Buildings reaching their 25- or 30-year mark after July 1, 2022, have until December 31 of the year they reach that age to complete the inspection.

The inspections, conducted by licensed architects or engineers, involve a thorough visual examination of a building's structural components and life safety systems. The process is divided into two phases. Phase One identifies any substantial structural deterioration, while Phase Two, if necessary, involves more intrusive testing to determine the extent of damage and recommend repairs.

Coral Gables, celebrated for its Mediterranean Revival architecture, with its numerous multi-story residential buildings, particularly along areas like Edgewater Drive and near the Granada Golf Course, has many properties directly impacted by these new regulations. Condo associations are responsible for ensuring these inspections are completed and for bearing the associated costs, which can vary significantly based on building size and complexity.

Failure to comply with the inspection deadlines can lead to severe consequences, including fines and potential legal action from local building departments. The City of Coral Gables Building Department is working to inform local associations about these requirements and encourages early action to avoid last-minute rushes and potential scheduling difficulties with qualified professionals.

Residents with questions about their building's specific requirements or seeking guidance on finding licensed inspectors are advised to contact their condominium association board or the City of Coral Gables Building Department for further information.