SB-4D Inspection Cost: What Florida Condo Boards Can Expect to Pay
Florida's SB-4D law requires milestone inspections for condos and co-ops 3 stories or taller. Here is a full cost breakdown so your board can budget accurately before getting quotes.
SB-4D Inspection Cost Breakdown
| Inspection Type | Typical Cost Range | When Required |
|---|---|---|
| Phase 1 — Small building (3–5 stories, under 30 units) | $2,000 – $3,500 | All qualifying buildings |
| Phase 1 — Mid-size building (5–10 stories, 30–80 units) | $3,500 – $5,500 | All qualifying buildings |
| Phase 1 — Large highrise (10+ stories, 80+ units) | $5,500 – $9,000 | All qualifying buildings |
| Phase 2 — Destructive testing (per location) | $500 – $1,500 per test | When Phase 1 finds issues |
| Phase 2 — Full scope | $3,000 – $12,000+ | Significant deterioration found |
| SIRS (Structural Integrity Reserve Study) | $2,500 – $6,000 | Required alongside SB-4D |
What Drives the Cost of Your SB-4D Inspection?
Number of stories
High — more stories = more inspection area
Number of units
Medium — affects access coordination time
Building age
High — older buildings often need more testing
Coastal location
Medium — salt corrosion increases scrutiny
Accessible structural elements
Medium — concealed elements may need opening
Phase 2 triggered
High — adds $3,000–$12,000+ to base cost
Phase 1 vs Phase 2: What Is the Difference?
Phase 1 — Visual Inspection
- Non-destructive visual assessment
- All common areas and structure
- Report with engineer findings
- Pass/fail with repair recommendations
- Submitted to local building dept.
Phase 2 — Destructive Testing
- Only triggered if Phase 1 finds issues
- Opening walls, testing concrete
- Carbonation and rebar corrosion tests
- Load testing where required
- Comprehensive repair scope document
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Frequently Asked Questions
How much does a Phase 1 SB-4D inspection cost?
A Phase 1 milestone inspection (visual only) typically costs $2,000–$5,000 for most South Florida condos. The cost depends on the number of stories, number of units, and building complexity.
How much does a Phase 2 SB-4D inspection cost?
Phase 2 requires destructive testing — opening walls, testing concrete, or examining hidden structural elements. Costs range from $3,000–$12,000+ depending on the number of test locations and scope of work required.
Does every building need Phase 2?
No. Phase 2 is only triggered when the Phase 1 inspection finds substantial structural deterioration, or when the engineer cannot fully assess a structural element through visual inspection alone.
Is the SB-4D inspection the same as the 30-year recertification?
No — they are separate requirements. The 30-year recertification applies in Miami-Dade and Broward County. SB-4D milestone inspections apply to 3-story-or-taller condos and co-ops statewide. Many buildings now need both.
Who pays for the SB-4D inspection in a condo?
The condo association (HOA) is responsible for paying for the inspection, as it applies to common elements and the structural integrity of the building. The cost is typically passed on to unit owners through the maintenance budget or a special assessment.
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