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FLORIDA MILESTONE REPORTS

What is a Milestone Inspection in Florida?

A Milestone Inspection in Florida refers to a mandatory structural inspection required for certain buildings, particularly condominiums and cooperatives, to ensure their structural integrity over time. This inspection requirement was significantly heightened following the tragic collapse of the Champlain Towers South in Surfside, Florida, in June 2021. The goal is to identify any structural issues that might pose a risk to the safety of the building’s occupants.

What is Involved in a Milestone Inspection?

A Milestone Inspection typically involves two phases:

  1. Phase 1 Inspection:
    • Visual Assessment: A visual examination of the building’s exterior and accessible areas to identify any signs of significant structural deterioration, such as cracking, spalling (where concrete breaks away), or other visible signs of wear and tear.
    • Reporting: If no substantial structural deterioration is observed during this phase, the inspection may conclude here with a report certifying the building’s condition.
  2. Phase 2 Inspection:
    • Detailed Examination: If the Phase 1 Inspection indicates potential structural concerns, a more detailed inspection is conducted. This may involve destructive testing (e.g., removing parts of the building materials for further analysis), and more invasive methods to assess the extent of the deterioration.
    • Engineering Analysis: Structural engineers may analyze the collected data to determine the severity of the issues and recommend necessary repairs or remediation to ensure the building’s safety.

The inspections are generally required for buildings over 30 years old or 25 years old if within three miles of the coast, and then every ten years thereafter.

Factors that Make One Inspector More Qualified than Another

The qualifications of inspectors can vary significantly, and this can affect the thoroughness and reliability of the Milestone Inspection:

  1. Professional Credentials:
    • Licensed Structural Engineer: Inspectors with a Professional Engineer (PE) license, particularly with a focus on structural engineering, are often more qualified to assess complex structural issues.
    • Experience: Inspectors with extensive experience in inspecting similar types of buildings or in addressing structural issues in coastal or high-humidity environments are more likely to identify subtle issues.
    • Specialized Training: Additional certifications or training in building inspections, such as those provided by the National Academy of Building Inspection Engineers (NABIE), can indicate a higher level of expertise.
  2. Reputation and References:
    • Inspectors or firms with strong reputations and positive reviews from previous clients may be more reliable. References from other buildings or condominium associations can also be a significant factor.
  3. Technological Tools:
    • Inspectors who use advanced tools and techniques, such as drones for roof inspections, infrared thermography for detecting moisture or heat loss, or ground-penetrating radar for assessing concrete conditions, can provide more comprehensive assessments.

Inspection Costs and Variability

The cost of a Milestone Inspection can vary based on several factors:

  1. Inspector Qualifications:
    • Higher Costs for More Qualified Inspectors: Inspectors with advanced qualifications, such as a licensed structural engineer with specialized experience, will typically charge higher fees. Their detailed and comprehensive inspections can be more costly but may provide more accurate and reliable results.
  2. Scope of Inspection:
    • Phase 1 vs. Phase 2: A Phase 1 Inspection is generally less expensive as it is primarily visual. However, if issues are identified and a Phase 2 Inspection is required, costs can increase significantly due to the need for more detailed analysis and testing.
    • Size and Complexity of the Building: Larger buildings or those with complex structures may require more time and resources, leading to higher inspection costs.
  3. Geographic Location:
    • Proximity to the Coast: Buildings near the coast may face higher inspection costs due to the increased likelihood of environmental wear and tear, such as saltwater corrosion, which requires more careful evaluation.
  4. Market Conditions:
    • The demand for inspections can also influence costs. After the Surfside collapse, demand for qualified inspectors increased, leading to higher prices in some areas.

In summary, Milestone Inspections are crucial for ensuring the safety and structural integrity of older buildings in Florida. The qualifications of the inspector can significantly impact the thoroughness of the inspection and the cost, with more experienced and highly qualified inspectors generally charging more but offering a higher level of service.

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