New Law? No Worries!
SB-4D, signed into law by Florida Governor Ron DeSantis on May 26, 2022, mandates two recurring inspections for condominium buildings three stories or more in height. Fortunately, Consult Engineering has been conducting these sorts of inspections all along. What we’ve been referring to as a Condition Survey, and recommending as a prudent matter of course, is now required periodically by Florida Statute and called a Milestone Inspection.
We have also long recommended incorporating elements of a Condition Survey into your Reserve Study so that it contains line items for structural restoration and concrete repairs, which are likely to be the most costly capital projects your association undertakes. Florida Statutes now stipulate that condominium buildings three stories and higher must conduct Structural Integrity Reserve Studies, or SIRS, at maximum intervals of 10 years. The SIRS is a reserve study that takes into account structural elements of the building and sets funding levels to ensure money is available for future repairs. Funding for the structural elements cannot be waived or reduced.
What you need to know:
Milestone Inspections
Structural Integrity Reserve Studies
- Condominiums three stories and higher
- Required at 30 years since Certificate of Occupancy
- Local authorities can require inspection sooner based on location
- Evaluates structural elements
- Performed by licensed Engineer
- Recurring every 10 years after initial Milestone
- C.O. before July 1, 1992 must have Milestone by December 31, 2024
- Milestone Age between July 1, 2022 and December 31, 2024, deadline is December 31, 2025. Thereafter within 180 days of notice by local agency.
- Condominiums three stories and higher
- Required by December 31, 2024 for ALL existing condominiums
- Anywhere in the State
- Evaluates structural elements
- Determines reserve funding levels
- Performed by licensed Engineer or Reserve Specialist
- 10-year maximum interval between SIRS
A few thoughts and considerations
- A Phase 2 inspection is required if "substantial stuctural deterioration" is found during Phase 1
- Consult Engineering is fully Licensed and Certified to perform Milestone Phase 1 & 2, the SIRS, and is EXPERIENCED at inspecting and repairing aging condominium buildings
- The law allows any architect or engineer to perform the inspection--this does NOT mean they are all qualified to perform the inspections
- Consult Engineering highly recommends you fully vet any potential inspection provider
This is our bread and butter
The major focus of Consult Engineering is, and always has been, the inspection and restoration of existing buildings. We chose not to divide our attention between new buildings and old. We also chose to specialize in the association world of condominiums and homeowners associations. We prefer to represent owners and never developers. Because of those things, we speak condo fluently, both on a personal and a structural level. Furthermore, if structural deterioration is discovered in your building, we are uniquely suited to design, bid, and administrate the projects required to make you whole again. And one more thing…
DO NOT WAIT!
Demand for these inspections will exceed supply.
Contact us today to get on our schedule.