Florida Milestone Inspections: New Law, Deadlines & How Coral Gables Condo Owners Stay Compliant

Florida Milestone Inspections: New Law, Deadlines & How Coral Gables Condo Owners Stay Compliant

Coral Gables condominium owners are navigating new state requirements for building safety, following the passage of Florida Statute 553.899, often referred to as the “Milestone Inspection” law. This legislation, enacted in the wake of the Surfside condominium collapse, mandates structural and electrical safety inspections for older buildings across the state, with significant implications for local associations and residents.

The law requires condominium and cooperative buildings three stories or taller to undergo a “Milestone Inspection” when they reach 30 years of age, and every 10 years thereafter. For buildings located within three miles of the coast, this initial inspection is required at 25 years. Many Coral Gables properties, particularly those along the waterfront in neighborhoods like Gables by the Sea or in established areas like the Biltmore surrounding the historic hotel, fall within these parameters.

The first deadline for these inspections is fast approaching. Buildings that reached their 25- or 30-year mark before July 1, 2022, must complete their initial Milestone Inspection by December 31, 2024. This means many older condominium complexes in Coral Gables, some dating back to the city's mid-century development boom, are actively working to meet this requirement.

The inspection process involves two phases. Phase One is a visual examination by a licensed architect or engineer to assess the structural integrity and general safety of the building. If significant structural or substantial material deterioration is found, a more extensive Phase Two inspection is triggered, involving destructive or non-destructive testing to determine the extent of the issues.

Condominium associations are responsible for ensuring these inspections are completed and for covering the associated costs. The law also prohibits associations from waiving reserves for structural integrity components, ensuring funds are available for necessary repairs identified during these inspections. This change directly impacts budgeting and assessment strategies for many local associations.

Coral Gables residents living in condominiums are encouraged to contact their association boards or property managers to understand their building's specific timeline and compliance status. The City of Coral Gables Building Department is also a resource for general information regarding state building codes and local permitting processes that may arise from these inspections. Staying informed is key for all condo owners as these new regulations aim to enhance safety and protect property values across the community.