MilestoneInspections
Mandated by Florida law following the Surfside collapse. Phase 1 and Phase 2 structural inspections for condominium and cooperative buildings 3 stories or higher.
What is SB-4D?
Florida Senate Bill 4-D was enacted in May 2022 as a direct response to the tragic Champlain Towers South collapse in Surfside that killed 98 people. The law created mandatory “milestone inspections” for condominium and cooperative association buildings that are three stories or taller.
The purpose of a milestone inspection is to assess the structural condition and safety of a building—not to determine compliance with current codes. The inspection evaluates whether the building is structurally sound and safe for continued occupancy.
Buildings located within 3 miles of the coastline must be inspected at 25 years of age, while all other qualifying buildings must be inspected at 30 years. Inspections are required every 10 years thereafter.
Critical Deadlines
Two-Phase Inspection Process
The milestone inspection consists of two phases. Phase 2 is only required if substantial structural deterioration is found during Phase 1.
Phase 1
Visual Inspection
A licensed architect or engineer visually examines the building's major structural components and provides a qualitative assessment of the structural condition.
- Visual examination of all major structural components
- Assessment of primary load-bearing elements
- Evaluation of building envelope condition
- Review of accessible foundation elements
- Inspection of floor and roof framing systems
- Assessment of parking structures and decks
- Balcony and exterior walkway inspection
- Documentation with detailed photographs
Phase 2
Detailed Testing (If Required)
Required only if Phase 1 identifies substantial structural deterioration. May involve destructive or non-destructive testing to fully assess the extent of damage.
- Destructive testing where necessary
- Non-destructive testing (GPR, rebar scanning)
- Concrete core sampling and testing
- Detailed structural analysis
- Repair recommendations and scope
- Cost estimates for remediation
- Prioritized repair schedule
- Sealed engineering report
Coastal vs. Inland Requirements
Buildings within 3 miles of the Florida coastline have earlier and more stringent inspection requirements due to salt air exposure and environmental factors.
Coastal Buildings
Within 3 miles of coastline
- Initial inspection at 25 years
- Re-inspection every 10 years
- Enhanced corrosion assessment
- Salt air damage evaluation
Inland Buildings
More than 3 miles from coastline
- Initial inspection at 30 years
- Re-inspection every 10 years
- Standard structural assessment
- Full building envelope review
Integration with SIRS
The milestone inspection is closely tied to the Structural Integrity Reserve Study (SIRS) requirement. Both are mandated by SB-4D to ensure buildings maintain adequate reserves for necessary structural repairs.
- Milestone inspection findings inform SIRS requirements
- Associations cannot waive reserves for structural components
- Reserve funds must be used for designated purposes only
SIRS Components per SB-4D
- Roof systems
- Structure and structural elements
- Fireproofing and fire protection systems
- Plumbing systems
- Electrical systems
- Exterior painting and waterproofing
- Windows and window frames
- Items over $10,000 affecting structure
Frequently Asked Questions
What is a SB-4D milestone inspection?
A SB-4D milestone inspection is a structural safety inspection required by Florida law for condominium and cooperative buildings that are 3 stories or taller. Phase 1 is a visual inspection by a licensed engineer. If Phase 1 finds substantial structural deterioration, Phase 2 requires non-destructive or destructive testing to assess the extent of damage.
When is a milestone inspection required in Miami-Dade?
In Miami-Dade County, milestone inspections are required when a condo or co-op building turns 25 years old (for buildings within 3 miles of the coastline) or 30 years old (for inland buildings). After the initial inspection, re-inspections are required every 10 years.
How long does a Phase 1 milestone inspection take?
A Phase 1 milestone inspection typically takes 1–2 days on site for most condo buildings, depending on the number of floors and units. The sealed engineer's report is typically delivered within 2–3 weeks after the site visit.
What happens if my building fails the milestone inspection?
If substantial structural deterioration is found in Phase 1, the engineer must notify the building owner and local enforcement agency. Phase 2 testing must be performed within 180 days. If Phase 2 confirms unsafe conditions, the building may face occupancy restrictions until repairs are completed and re-certified.
Does AGEngineering perform both Phase 1 and Phase 2 milestone inspections?
Yes. AGEngineering PE performs both Phase 1 visual inspections and Phase 2 destructive and non-destructive testing for SB-4D milestone inspections throughout Miami-Dade and Broward County. We also handle the county submittal and follow-up.
Schedule Your Milestone Inspection
Ensure your condo or co-op building meets Florida SB-4D requirements. Our licensed engineers provide comprehensive Phase 1 and Phase 2 inspections.