Under s. 553.899, Florida Statutes, a building needs one if it is three habitable stories or more in height as determined by the Florida Building Code and is subject, in whole or in part, to the condominium or cooperative form of ownership as a residential condominium under Chapter 718 or a residential cooperative under Chapter 719.

The phrase "in whole or in part" matters. A mixed-use building with commercial space or rental floors is still covered, and the statute splits the cost: the association pays for the portions it maintains under the governing documents, and the owner of any non-association portion is responsible for the rest.

The word "habitable" was added on July 1, 2025 by HB 913. Before that the test was simply "three stories," which caught buildings whose third level was a parking podium. The Building Code defines habitable space , not habitable story , so whether a ground-floor garage counts toward your three is a question for your local building official — and the answer varies by jurisdiction. A 2026 bill that would have defined the term died in committee.

Thirty, unless your local building department has decided otherwise.

The initial inspection is due by December 31 of the year the building turns 30, measured from the date the certificate of occupancy was issued, and every 10 years after that. Under s. 553.899(3)(b), a local enforcement agency may decide that local conditions — the statute names proximity to salt water as defined in s. 379.101 — warrant a 25-year cycle instead. That is a local option, not a statewide rule, and many counties have not exercised it.

You will still find sites saying that any building within three miles of the coastline is automatically on a 25-year clock. That rule was repealed in 2023. It came from SB 4-D in 2022; SB 154 deleted it and replaced it with local-agency discretion. If a vendor quotes you the three-mile rule, they are working from a source that is three years stale.

Phase 1 is a visual examination of habitable and non-habitable areas, including the major structural components, producing a qualitative assessment of the building's structural condition. If the architect or engineer finds no signs of substantial structural deterioration, Phase 2 is not required and you are done for another ten years.

Phase 2 is triggered only when Phase 1 identifies substantial structural deterioration. It may involve destructive or non-destructive testing, and it can be as extensive or as limited as the inspector needs it to be. The statute tells the inspector to prefer test locations that are least disruptive and most easily repaired while still being representative.

The statute defines substantial structural deterioration to exclude surface finish and cosmetic conditions unless those conditions indicate underlying deterioration. Cracked paint is not, by itself, a Phase 2 trigger.

A licensed architect or engineer authorized to practice in Florida. The statute also permits a team, provided an architect or engineer acts as the registered design professional in responsible charge and every report is signed and sealed by the appropriate team member.

One provision worth reading before you sign anything: if the inspector intends to bid on the repair work their own report recommends, they must disclose that in writing. Undisclosed financial interests — including relationships within the third degree of consanguinity — make the resulting contract voidable by the association.

There is no statewide fine schedule. Section 553.899(10) leaves it to local government: "A local enforcement agency may prescribe timelines and penalties with respect to compliance with this section." Enforcement therefore varies materially between counties, and in practice between municipalities within a county.

The harder consequence is downstream. If a Phase 2 report identifies substantial structural deterioration and the owner cannot show the local agency that repairs have been scheduled or commenced within the required window, the agency must review and determine whether the building is unsafe for human occupancy. Since 2025, counties and municipalities are also required to adopt an ordinance mandating that those repairs commence within 365 days of the report.

And there is a financing consequence that boards routinely discover at the worst moment. Fannie Mae and Freddie Mac require lenders to review structural and mechanical inspection reports from the prior three years. Projects needing critical repairs, or carrying unfunded repairs above $10,000 per unit, can be deemed ineligible for conventional financing — which means units stop selling.

Two separate clocks, and boards miss the first one constantly.

Within 14 days of receiving the written notice from the local enforcement agency, the association must notify unit owners that a milestone inspection is required.

Within 45 days of receiving the inspection report, the association must distribute the inspector-prepared summary to each owner by mail or personal delivery, send it electronically to owners who have consented to electronic notice, and post it conspicuously on the property. If the association is required to have a website, the full report and the summary both go online.

No. Section 553.899 reaches residential condominiums under Chapter 718 and residential cooperatives under Chapter 719. A homeowners' association governed by Chapter 720 is outside the milestone inspection requirement entirely.

The statute excludes single-family and small multi-family dwellings with three or fewer habitable stories above ground, alongside the general three-habitable-story threshold. If your building is two stories, you are out.

The architect or engineer must submit a sealed copy of the report, plus a separate summary of the material findings and recommendations, to the association, to any owner of a non-association portion of the building, and to the building official of the local government with jurisdiction.

The seal and signature of the licensed engineer or architect, the manner and type of inspection, identification of any substantial structural deterioration with its extent and the recommended repairs, a statement of whether unsafe or dangerous conditions exist, recommendations for remedial or preventive repair, and identification of anything requiring further inspection.

Partly. A milestone inspection performed within the past five years that meets the statutory requirements may be used in place of the visual inspection portion of a structural integrity reserve study. It does not replace the study itself. Associations completing a milestone inspection may also delay the reserve study for up to two consecutive budget years — but not past December 31, 2026.

Less than you would expect. OPPAGA reported in July 2026 that local jurisdictions themselves are inconsistent about reporting: 277 of 389 jurisdictions filed 2024 data and 250 filed 2025 data. Press coverage of the report put the share of required inspections never completed at roughly a quarter. Non-compliance being common is not a defense, but it does mean your building may be waiting on a county that is behind.