Since the Surfside collapse in 2021, Florida has tightened the rules for older condominium and cooperative buildings. If you manage or sit on the board of a building in South Florida, you have probably heard the terms milestone inspection, structural integrity reserve study and recertification.
Most of the attention goes to concrete and structural repairs, but these programs also put a spotlight on the building envelope: the windows, sealant joints, waterproofing and coatings that keep water out. Water intrusion is one of the main causes of the deterioration inspectors look for, so the exterior is often where repair work starts.
What is a milestone inspection?
Florida law requires a milestone inspection for condominium and cooperative buildings that are three stories or taller. The first inspection is generally due once a building reaches 30 years from its certificate of occupancy, and then every 10 years after that. Local building officials can require it earlier, as early as 25 years, based on local conditions such as proximity to salt water.
The inspection is performed by a licensed architect or engineer. Phase one is a visual examination of the building's structural elements. If the inspector finds substantial structural deterioration, a more detailed phase two inspection follows, along with a repair plan.
40-year recertification in Miami-Dade and Broward
Miami-Dade and Broward counties had their own programs long before the state law. Most buildings in these counties go through a 40-year recertification or safety inspection, then repeat it every 10 years. These programs apply to many commercial buildings as well as condominiums, so office and mixed-use properties are affected too.
Where the building exterior comes in
Florida's structural integrity reserve study, or SIRS, requires associations in buildings three stories and taller to plan and fund the repair and replacement of key components. Among them are waterproofing and exterior painting, and windows and exterior doors. That means the condition of your building's envelope now shows up directly in your reserve planning.
Inspection reports and reserve studies commonly flag issues like these:
- Failed or missing sealant at window perimeters, expansion joints and panel seams. See Commercial Caulking & Joint Sealing.
- Water getting in around windows and sliding doors. See Window Leak Repair.
- Worn waterproofing on balconies, walkways and exposed concrete. See Commercial Waterproofing.
- Faded, cracked or chalking paint and coatings that no longer protect the surface. See Commercial Exterior Painting.
- Corroded or oxidized window frames and doors. See Window Frame & Door Refinishing.
How to plan exterior work around an inspection
- Start with your engineer's report. Structural repairs, such as concrete spalling or rebar corrosion, come first and need a licensed restoration contractor.
- Group the envelope work. Sealant replacement, waterproofing and painting share the same access equipment, so scheduling them together saves money and limits disruption to residents.
- Fix leaks before you paint. New coatings over active water intrusion will fail early.
- Clean before you inspect. Pressure washing the facade and cleaning the glass makes cracks, failed joints and stains much easier to see. See Pressure Washing & Facade Cleaning and High-Rise Window Cleaning.
- Keep records. Photos and notes from each repair help with your next inspection cycle and your reserve study.
How Beeline helps
Beeline Building Services handles the exterior envelope work that inspection reports and reserve studies often call for: caulking and joint sealing, waterproofing, window leak repair, exterior painting, frame refinishing and facade cleaning. We coordinate with your engineer and property manager, and we document the work so you have a record for the next inspection.
This article is general information, not legal or engineering advice. Requirements and deadlines change, so confirm what applies to your building with your engineer, your association's attorney and your local building department.