Florida Rulebook · 553.899, Florida Statutes · 718.503(2)(a)5. and (2)(e), Florida Statutes
What is a condo milestone inspection in Florida?
A milestone inspection is a safety check of a condo building's structure by a licensed architect or engineer. The law requires it for condo and co-op buildings three habitable stories or taller, starting around age 30, then every 10 years. Buyers get a copy of the inspector's summary.
What the law says
- It applies to condo and co-op buildings three habitable stories or more in height (553.899(3)(a)).
- The first inspection is due by December 31 of the year the building turns 30 years old, based on its certificate of occupancy, and then every 10 years (553.899(3)(a)).
- The local building agency may require it at 25 years because of local conditions, such as being near salt water (553.899(3)(b)).
- Phase one is a visual check and must be done within 180 days after the owners get written notice. Phase two (which may include testing) is required only if phase one finds substantial structural deterioration (553.899(6)-(7)).
- The association must send each unit owner the inspector's summary within 45 days after getting the report (553.899(9)).
- Repairs for substantial structural deterioration found in a phase two report must start within 365 days after the report is received (553.899(11)).
- Condo resale buyers are entitled to the inspector-prepared summary, if one applies, and for contracts after December 31, 2024, the contract must state whether an inspection is required and whether it is done (718.503(2)(a)5. and (2)(e)).
“must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.”
553.899, Florida Statutes
Who this is for
Buying · Selling · For agents
Last checked against the official text on November 5, 2026. Laws change, and the official text always wins. This is general information, not legal advice. For your own situation, ask a Florida real estate attorney.