Florida Milestone Inspections: What ARDA Members Need to Know for 2025

The Florida condominium and timeshare industry is facing a major regulatory shift with the state’s milestone inspection law. Designed to prevent structural failures, this legislation has critical implications for resort properties, requiring timely compliance to ensure resident and guest safety. If you own, manage, or operate a timeshare or condominium in Florida, understanding these new requirements—and how to prepare—is essential.

Understanding Florida’s Milestone Inspection Law

Following the tragic 2021 Surfside condominium collapse, Florida enacted strict structural inspection requirements to enhance building safety. Under the milestone inspection law, condominium and cooperative buildings that are three stories or taller must undergo structural inspections at designated intervals.

• Which buildings are affected?
  • If a building reached 30 years of age before July 1, 2022, the initial milestone inspection was due to be completed by December 31, 2024.
  • If a building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the initial milestone inspection must be completed by December 31, 2025.
  • For various jurisdictions properties within three miles of the coast must undergo their first inspection at 25 years of age and follow the same deadlines.
  • Subsequent inspections are required every 10 years.

For timeshare properties, which often have multiple stakeholders, compliance is particularly important to ensure both legal adherence and continued property value.

What’s Involved in a Milestone Inspection?

A milestone inspection is a two-phase process:

1. Phase 1: A licensed Professional Engineer (PE) or architect conducts a visual examination of the building’s structural components to assess safety and structural integrity.
2. Phase 2: If substantial structural deterioration is identified within the building, a more in-depth assessment is required, including potential testing and repair recommendations.

Failing to meet these deadlines can lead to legal consequences and significant liabilities, making it imperative for timeshare resorts and condo associations to act now.

Choosing the Right Inspection Partner

Selecting a qualified inspector is crucial to ensuring compliance, accuracy, and a seamless inspection process. Here’s what to look for when hiring an inspection firm:

• Professional Engineer (PE) License: Florida law mandates that milestone inspections be conducted by a licensed PE or architect with expertise in structural assessments.  Qualifications of the licensed engineer should include being a Special Inspector (Threshold Inspector) and for certain jurisdictions the Professional Engineer should be recognized by DBPR as a practicing Structural Engineer.
• Experience with the Condo & Timeshare Industry: An inspector familiar with multi-owner properties understands the unique challenges of timeshare buildings and condominium associations.
• Extensive Knowledge of Florida’s Milestone Law: Your inspection firm should have a deep understanding of evolving state regulations to ensure compliance and prevent delays.
• National Coverage and Resources: If your organization manages properties across multiple states, working with a firm that offers national reach ensures consistency in inspections and reporting.

Why UES is the Right Partner for ARDA Members

UES is a trusted leader in engineering and consulting services, offering expertise in Florida’s milestone inspections. With a nationwide network and deep local knowledge, UES is uniquely positioned to assist timeshare resorts and condominium associations in meeting the new requirements.

UES Offers:

• Licensed, experienced Professional Engineers with deep knowledge of Florida’s regulatory landscape.
• Proven expertise in the timeshare and condo industry, understanding the operational and financial impacts of compliance.
• Comprehensive structural assessments, ensuring safety while minimizing disruption to owners and guests.
• Nationwide coverage, offering multi-property owners a seamless experience across various locations.

Act Now

By staying informed and partnering with experienced professionals like UES, timeshare organizations can navigate the complexities of the new legislation, ensuring the safety and well-being of their residents.

Understanding and preparing for these inspections now will help mitigate potential financial and legal risks while maintaining the long-term integrity of your property. For more information on how UES can support your association in meeting Florida’s milestone inspection requirements, please visit https://www.teamues.com/your-florida-milestone-inspection-experts/.

About Mike Santiago:

Miguel “Mike” Santiago, P.E., S.I., is a highly experienced professional engineer specializing in geotechnical engineering, construction materials testing, and structural inspections. He currently serves as the Director of Milestone Inspections for the UES Milestone Inspections program where he oversees building inspections and Structural Integrity Reserve Studies (SIRS).

With over two decades of industry expertise, Mike has played a pivotal role in ensuring the safety and longevity of structures across Florida. A licensed Professional Engineer and Special Inspector, Mike holds a Bachelor of Science in Civil Engineering from the University of Central Florida and is committed to excellence and innovation in the field.