Florida Milestone Safety Recertifications (30/25/10) — What Associations Need to Know

Florida now requires milestone structural inspections for buildings 3+ stories at 30 years (or 25 years if within 3 miles of the coast) and every 10 years thereafter. Local programs in Broward and Miami‑Dade continue to notice buildings and enforce deadlines. This guide explains Phase 1 vs. Phase 2, who’s covered, timing, deliverables, and how SkyFrame helps you stay compliant.

Who must get inspected?

• Condominiums and cooperatives (3+ stories).
• Triggered at 30 years from the Certificate of Occupancy (or 25 years for coastal), then every 10 years ongoing.
• Local building departments send official notice letters; associations are responsible for hiring a licensed Professional Engineer.

Helpful links:

• Florida Statutes §553.899 (Milestone Inspections)
• Broward County Building Safety Inspection Program page

Phase 1 vs. Phase 2 (What to expect)

Phase 1 is a visual structural condition assessment by a Florida Professional Engineer or Architect. Deliverable: sealed report stating whether substantial structural deterioration is observed.

Phase 2 is hands‑on / destructive (where warranted by Phase 1 findings): probing, NDT, concrete core sampling, cover‑meter scans, etc. Deliverable: sealed Phase 2 report with mapped defects, repair priorities, and if needed, shoring recommendations.

Timelines & common pitfalls

• After notice: associations must complete Phase 1 by the deadline stated in the letter (often 180 days from notice). If Phase 2 is required, the AHJ typically sets follow‑up timelines.
• Coordinate with SIRS (Structural Integrity Reserve Study): use inspection results to update reserve funding for structural items.
• Avoid delays: early owner notifications, access coordination, and contractor pre‑qualification reduce schedule slip.

Our methodology

1. Records review: permits, as‑builts, previous repair reports, reserve studies.
2. Site work: elevations, garage, pool deck, roof, façade/balconies, PT anchor zones.
3. NDT (as needed): rebar cover, half‑cell, GPR. Selective destructive openings.
4. Risk grading and repair prioritization (immediate, near‑term, long‑term).
5. Clear deliverables: sealed Phase 1/2 report + board presentation.

FAQ

Q: We got a letter—what do we do first? A: Engage a PE, schedule a kickoff, assemble building records, and communicate with residents. See Broward’s resources for notice examples.

Q: Do 1‑ and 2‑story buildings need this? A: No (Milestone applies to 3+ stories). Broward’s older 40‑year program also exempts small buildings; check your notice.

Q: We’re coastal—why 25 years? A: Coastal buildings experience salt‑induced corrosion; the law advances the first inspection to 25 years within 3 miles of the coastline.

Why SkyFrame?

SkyFrame Engineering performs Phase 1 & 2 inspections, recertification inspections, and prepares repair protocol. We coordinate with your SIRS provider, help set bid packages to find the right contractor for yor building, and present findings to your board in easy and common language for the residents.

Internal links:

• 30/25/10 Safety Recertification Inspection
• Concrete Restoration Engineering
• Contact SkyFrame

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