Milestone Structural Inspections And Structural Integrity Reserve Studies

In response to the collapse of the Champlain Towers South condominium in Surfside, the Florida Building Safety Bill (SB-4D) was passed requiring mandatory structural inspections for condominium and cooperative buildings.

As a result of this law, condominium and cooperative associations now must conduct Milestone Structural Inspections and Structural Integrity Reserve Studies to promote building safety throughout a building’s service life.

MILESTONE STRUCTURAL INSPECTIONS (MSI)
Milestone Structural Inspections are structural inspections of a building, including load-bearing walls, primary structural members, and primary structural systems, for the purpose of attesting to the life safety and adequacy of the building and, to the extent reasonable possible, determining the general structural condition of a building. This includes a determination of necessary maintenance, repair, or replacement of any structural components. It should be noted the purpose of the inspections is not to determine if the condition of the existing building is in compliance with the Florida Building Code or fire safety code.

Requirements for Condominiums & Cooperatives Associations:

• Must be performed for each building three or more stories height.
• Must be inspected by December 31 of the year a building turns 30 years old based on the certificate of occupancy issued for the building, issued and every 10 years thereafter
• If a building is within three miles of the coastline:
• Must be inspected by December 31 of the year a building turns 25 years old and every 10 years thereafter
• Phase 2 Milestone Structural Inspection will be required if there is evidence of “substantial structural deterioration” as determined by the engineer or architect performing the Phase I inspection.
• A milestone inspection must be performed by a licensed architect or engineer authorized to practice in the State of Florida.

• Phase I – Milestone
  • Visual inspection of each building
  • This includes a visual examination of habitable and uninhabitable areas of the building, including the major structural components, to provide a qualitative assessment of the structural condition of the building, as well as entering the units for the purpose of the examination.
  • Identify “substantial structural deterioration” within a reasonable, professional probability based on the scope of the inspection as determined by the architect or engineer.
  • Identify “unsafe” or “dangerous conditions” as defined by the Florida Building Code.
  • If no signs of substantial structural deterioration were observed through visual examination, based on visual examination, a Phase 2 Milestone Structural Inspection is not required.

• Phase II – Milestone
  • Performed if any substantial structural deterioration is identified in Phase 1.
  • May involve destructive or non-destructive testing and further examination of the building.
  • The inspection may be as extensive or as limited as necessary, at the inspector’s discretion, to fully assess areas of structural distress to confirm that the building is structurally safe and sound for its intended use and to recommend a program for the fully assessing and repairing of distress or damaged portions of the building.

Upon Completion of a Phase 1 or Phase 2 Milestone:

STRUCTURAL INTEGRITY RESERVE STUDIES (SIRS)
A study of the reserve funds required for future major repairs and replacement of the common areas (components) based on visual inspection of the common areas.

Requirements for Cooperative Community Associations:

• Must be completed by December 31, 2024
• Must be completed every 10 years thereafter

Condominiums

• Must be completed by December 31, 2024
• Must be completed every 10 years thereafter
• Must be maintained by Associations for 15 years
• Structural Integrity Reserve Studies may be perform by any person qualified to performed such study. However, the visual inspection portion of the Structural Reserve Study must be performed by a Florida architect or engineer.

Minimum Components Required to be Included in a SIRS:

• Identify the visually inspected common areas.
• State the estimated remaining useful life, and estimated replacement cost or deferred maintenance expense of the common areas (components) being visually inspected.
• Provide a recommended annual reserve amount that achieves the estimated replacement or deferred maintenance expense of each common area (component) being visually inspected by the end of the estimated remaining useful life.
  • Roof
  • Load-Bearing Walls and Other Primary Structural Members
  • Floor
  • Foundation
  • Fireproofing and Fire Protection Systems
  • Plumbing
  • Electrical Systems
  • Waterproofing and Exterior Painting
  • Windows

• A signed-and-seal copy of the inspection report, with a separate summary issued by the engineer or architect who performed the inspection, must be provided to the association and building official for each building. These shall:
  • Indicate the manner and type of inspection forming the basis for the inspection report.
  • Identify “substantial structural deterioration” within a reasonable, professional probability based on the scope of the inspection as determined by the architect or engineer.
  • State whether “unsafe” or dangerous conditions” as defined by the Florida Building Code were observed.
  • Recommend remedial or preventative repair for any items that are damaged but not substantial structural deterioration.
  • Identify and describe any items requiring further inspection.

Florida Bill 4D requires these inspections to be performed by a licensed architect or engineer. Our global team of more than 170 Florida licensed architects, engineers, and certified reserve specialists is ready to help. Contact us today!