What Florida Condo Owners Need to Know About Milestone Inspections
Understand the Law, Protect Your Property, and Avoid Crisis-Level Repairs
If you’re a Florida condo owner or sit on an HOA board, you’ve probably heard the term Milestone Inspection come up—maybe from your property manager, your insurance agent, or even during an emergency board meeting. But what exactly does it mean? Why is this suddenly urgent? And what should your community actually be doing about it?
Let’s break it all down—clearly and practically—so you can understand your legal responsibilities, avoid unnecessary costs, and protect your property values.
This guide was written specifically for building decision-makers in Miami and South Florida, where the combination of salt, storms, and aging concrete makes proactive planning essential.
The Surfside Collapse in 2021 has changed the regulatory landscape in Florida
What Is a Milestone Inspection?
A Milestone Inspection is a state-mandated structural inspection required for all condominium and cooperative buildings in Florida that:
Are three stories or taller, and
Are 30 years old, or 25 years old if located within 3 miles of a coastline
This inspection law was enacted in response to the Surfside tragedy in 2021. It’s designed to catch and correct structural deterioration before it becomes catastrophic.
Phase I vs. Phase II: What’s the Difference?
Phase I – Visual Structural Assessment
Performed by a licensed engineer or architect, this initial step is a non-invasive inspection of the building’s:
Load-bearing walls
Columns and slabs
Roof system
Balconies and structural connections
If no substantial structural deterioration is found, the process ends here. Your building passes.
If issues are detected…
Phase II – In-Depth Investigation
You’ll need a deeper evaluation—possibly including:
Thermal + visual drone imaging
Core sampling
Destructive or semi-destructive testing
Detailed engineering analysis
This helps determine how severe the damage is and what repairs are needed.
Deadlines: Is Your Building Due?
| Building Type | Trigger Age | Deadline |
|---|---|---|
| 3+ Story Building (Coastline, < 3 miles) | 25 Years | Dec 31 of the trigger year |
| 3+ Story Building (Inland) | 30 Years | Dec 31 of the trigger year |
| All Subsequent Inspections | Every 10 Years | Rolling basis |
If your building was built before 1999 and is near the coast—or before 1994 inland—your time is now. Delays can result in fines, loss of insurance, or even mandatory evacuations.
Why Milestone Inspections Matter to You
This isn’t just about legal compliance. It’s about avoiding the worst-case scenarios:
Uninsurable buildings
Multi-million-dollar emergency repairs
Litigation from unit owners or residents
Forced building evacuations or red-tagging
Devaluation of your units on the market
Getting ahead of the law helps you budget intelligently, control your narrative, and maintain safety—without panic.
Traditional Inspections vs. Smarter Alternatives
Many condo boards are surprised by how disruptive, slow, and expensive traditional inspection methods can be:
Swing stages or scaffolding
Limited spot-checks instead of full coverage
Long timelines
High costs with uncertain deliverables
That’s why AERIALLY.AI offers a better path.
How AERIALLY.AI Supports Milestone Compliance
(Without the Headaches)
We partner directly with licensed engineering firms—like CORE Structural Engineers and DKK Consulting Inc.—to deliver:
Full Thermal + Visual Drone Scans of the entire façade and roof
AI-Powered Defect Detection to spot issues like cracks, spalling, water intrusion, or heat loss
Digital reports + 3D models to provide full transparency for engineers and boards
PE-stamped reports ready for submission to your municipality
The result? You get faster turnaround, more complete data, and no disruption to residents—all while keeping your community compliant and protected.
And because the engineers we work with use our scan data directly in their sealed reports, you cut out unnecessary steps and save money long-term.
When Should You Start?
If your building is anywhere near the 25- or 30-year mark—or if you’re already facing restoration projects or insurance questions—it’s time to act.
We recommend:
Starting with a full-facade and roof scan
Having an engineer review the findings
Addressing minor issues before they escalate
This is also critical if you’re preparing for a façade restoration project, as it ensures accurate bidding, reduces change orders, and protects the board from liability.
Book a Free Strategy Call With AERIALLY.AI
Not sure what step to take first? We offer free consultations via Zoom to:
Review your building’s timeline and risk profile
Explain how the Milestone process works in your municipality
Show you how drone data and AI analysis can simplify the entire process
👉 Schedule now at calendly.com/aerially/demo
AERIALLY.AI is Florida’s trusted drone-based inspection partner for Milestone Inspections, Façade Restoration Planning, and Preventative Maintenance Programs. We help condo communities stay safe, stay compliant, and stay in control.
