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Milestone InspectionsIn Fort Lauderdale, Aventura, FL, Hallandale Beach, Hollywood, FL, Miami Beach, Sunny Isles Beach, FL, and the surrounding areas
Ensure Florida Senate Bill compliance with expert Milestone Inspections by Hillman Engineering
Florida’s coastal environment subjects buildings to relentless salt spray, humidity, and intense weather. Following Florida Statute § 553.899 (enacted via Senate Bills 4-D and 154), condominium and cooperative association buildings three or more stories in height are legally mandated to undergo structural Milestone Inspections.
At Hillman Engineering, Inc., we perform rigorous Phase 1 and Phase 2 Milestone Inspections that go beyond basic regulatory compliance. Backed by over 40 years of structural engineering leadership in South Florida, our team ensures your building remains structurally sound, fully compliant with municipal building codes, and safe for residents.
Need to get a Milestone Inspection performed on your property?
When Is Your Building Required to Undergo a Milestone Inspection?
Under updated Florida legislation, statutory deadlines for Milestone Inspections depend on your building’s age, height, and proximity to the coastline:
- Within 3 Miles of the Coastline: Condominium and cooperative buildings that reach 25 years of age (based on the initial certificate of occupancy) must complete a Milestone Inspection by December 31 of their 25th year, with recertification inspections required every 10 years thereafter.
- Greater Than 3 Miles Inland: Buildings that reach 30 years of age must complete their initial Milestone Inspection by December 31 of their 30th year, with recertifications required every 10 years thereafter.
- Local Enforcement Authority: Local building officials retain the authority to mandate inspections earlier if structural distress or compromised load-bearing elements are observed
A milestone inspection ensures that your property complies with these state-mandated requirements while safeguarding residents against hidden structural issues.
Why Milestone Inspections Matter
A milestone inspection goes far beyond surface appearances. It identifies hidden structural vulnerabilities such as corrosion, sagging, water intrusion, cracking, and other signs of deterioration that could compromise safety. Our structural engineers examine every critical component, from load-bearing columns to roof systems, ensuring that nothing is overlooked. Here is what our milestone inspections for Fort Lauderdale, Aventura, FL, Hallandale Beach, Hollywood, FL, Miami Beach, Sunny Isles Beach, FL, and beyond include:
Thorough Structural Assessment
We inspect your building for high-level structural integrity beyond visible issues like cracks, leaks, water damage, corrosion, and sagging, carefully documenting any signs of deeper structural deterioration.
Safety & Maintenance Evaluation
Our milestone inspections, carried out by licensed structural engineers, determine the overall structural condition of your building and identify necessary maintenance, repairs, or replacements for any structural components.
Occupancy & Compliance Determination
Through milestone inspections, our structural engineering team determines whether your building is safe for human occupancy and ensures that all structural or electrical components meet necessary standards or require attention.
Once milestone inspections are complete, our team documents every finding, explains what it means in plain language, and provides actionable recommendations for repairs, maintenance, or replacements.
The Two-Phase Milestone Inspection Process
Our licensed Professional Engineers (PE) follow a structured, transparent inspection protocol designed to evaluate structural integrity without unnecessary friction for property owners.
Phase 1: Visual Structural Assessment
Phase 1 consists of a comprehensive visual evaluation of all primary load-bearing components of the building, including:
- Concrete structural frames, columns, beams, and shear walls.
- Post-tension cables, floor slabs, and foundation supports.
- Balcony connections, railings, and exterior facade integrity.
- Waterproofing membranes, expansion joints, and roof support systems.
If no signs of structural distress or deterioration are identified during Phase 1, our engineers submit a certified report to the local building official and association board confirming structural adequacy, concluding the process.
Phase 2: Destructive & Advanced Testing (If Required)
If Phase 1 reveals substantial structural distress—such as severe concrete spalling, rebar corrosion, shear cracking, or load displacement—a Phase 2 inspection is triggered. During Phase 2, our engineering team performs:
- Core sampling and petrographic concrete testing.
- Ultrasonic, ground-penetrating radar (GPR), and non-destructive imaging.
- Corrosion potential testing on reinforcement steel.
- Targeted destructive testing to evaluate deep structural degradation.
- Remediation scope of work and engineering repair specifications.
Prepare for Your Milestone Inspection
- Certificate of Occupancy
- Original Construction Plans and Specifications
- County or State Notifications, Warnings, or Violations
- Photographs or narratives of any existing issues
- General access to all common areas and structural elements
Why Choose Hillman Engineering for Milestone Inspections?
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40+ Years of South Florida Engineering Excellence
Since 1984, Hillman Engineering has specialized in coastal engineering, concrete restoration, and structural design across Miami-Dade, Broward, and Palm Beach counties. We understand the specific degradation patterns caused by South Florida's marine environment. -
Full-Service Continuity from Inspection to Repair
If structural repairs are required following your Milestone Inspection, our firm provides turnkey support—from drafting repair specifications and managing contractor bidding to overseeing construction project management. -
Complete Alignment with Structural Integrity Reserve Studies (SIRS)
We streamline compliance by coordinating Milestone Inspection findings directly into your association's Structural Integrity Reserve Study (SIRS), ensuring your board meets Florida statutory funding mandates with clear, actionable cost projections.
Frequently Asked Questions About Milestone Inspections
What is the difference between a Phase 1 and Phase 2 Milestone Inspection?
A Phase 1 Milestone Inspection is a visual, non-invasive assessment of a building’s primary structural components conducted by a licensed engineer. If no substantial structural distress is observed, Phase 1 completes the legal requirement. Phase 2 is only required if Phase 1 reveals significant structural degradation, requiring advanced non-destructive testing, core sampling, or minor destructive probes to determine structural stability and frame a repair plan.
Who is legally qualified to perform a Florida Milestone Inspection?
Under Florida Statute § 553.899, Milestone Inspections must be performed under the direct supervision of a licensed Professional Engineer (PE) or a registered Architect in the state of Florida who possesses specialized experience in structural design and building evaluation. Hillman Engineering’s team consists of licensed Florida PEs with extensive background in coastal structural systems.
How do Milestone Inspections interact with Structural Integrity Reserve Studies (SIRS)?
While a Milestone Inspection evaluates the physical safety and structural integrity of load-bearing elements, a SIRS focuses on financial planning—evaluating the remaining useful life and replacement reserve funding for structural components (roofing, structure, fire protection, plumbing, etc.). Findings from the Phase 1 or Phase 2 Milestone Inspection directly inform the reserve funding calculations required in your SIRS report.
What happens if structural issues are uncovered during our inspection?
If significant structural distress is identified, Hillman Engineering submits an interim report outlining immediate safety protocols if necessary, followed by a detailed Phase 2 evaluation. We provide the association with a prioritized repair plan, engineering specifications, and bidding documentation so board members can solicit qualified contractors and complete necessary repairs within municipal deadlines.
Are commercial buildings required to complete Milestone Inspections under SB 4-D / SB 154?
Florida Statute § 553.899 specifically targets residential condominium and cooperative association buildings three stories or higher. However, commercial buildings, mixed-use properties, and hotels may be subject to local municipal building recertification programs (such as Miami-Dade or Broward County 40-Year / 30-Year Recertifications) or city-specific structural mandates.
What penalties or legal consequences do HOAs face for missing the inspection deadline?
Failure to submit a completed Milestone Inspection report by the statutory deadline constitutes a violation of Florida building codes. Local building departments can issue non-compliance notices, impose daily municipal fines, restrict building permits, or in severe cases, declare the building unsafe for occupancy. Board members also face heightened fiduciary liability for non-compliance with statutory mandates.
Ready To Get Started?
For more than 40 years, we have provided South Florida communities with precise, actionable, and legally compliant milestone inspections. Our licensed building engineers and structural engineers are here to make your safety evaluation as clear and stress-free as possible! Protect your property, ensure statutory compliance, and maintain your community’s safety. Contact our licensed engineers at Hillman Engineering, Inc. today to request a quote or schedule your Milestone Inspection.
Located in Ft. Lauderdale, FL, and serving Aventura, Hallandale Beach, Hollywood, Miami Beach, Sunny Isles Beach, FL, and all of Florida and beyond!
