Milestone Inspections in South Florida
If you own or manage a building that's three stories or taller in South Florida, Florida law now requires milestone structural inspections at specific intervals — and the deadlines are real. Greville Consulting provides Phase 1 and Phase 2 milestone inspections across Broward County, Miami-Dade County, and Palm Beach County, helping condo associations, HOA boards, and property managers meet their SB 4-D obligations on time and without surprises.
Who This Is For
Condo Associations and HOA Boards facing their first milestone inspection deadline or upcoming 10-year recurrence under SB 4-D
Property Managers responsible for maintaining compliance across one or more buildings in their portfolio
Building Owners with multi-story residential or mixed-use properties approaching the 25- or 30-year threshold
Community Association Managers (CAMs) coordinating inspection logistics on behalf of their boards
Attorneys and Insurance Professionals advising clients on SB 4-D compliance obligations
Not sure if your building qualifies for a milestone inspection? Give us a call at (786) 681-1558. A quick conversation is all it takes to find out.
Why Milestone Inspections Matter in South Florida
After the Champlain Towers South collapse in Surfside in 2021, Florida passed Senate Bill 4-D to make sure aging buildings don't go uninspected. If your building is three stories or taller, you're now required to have a milestone inspection performed by a licensed engineer — 25 years after the certificate of occupancy if you're within three miles of the coast, or 30 years if you're further inland. After that first inspection, you'll need one every 10 years.
The consequences of missing your deadline aren't small. Noncompliance can expose your condo association or HOA board to legal liability, trigger enforcement action from your local building official, and leave your building's residents in a position no one wants to be in — living in a structure that hasn't been evaluated for safety. In a post-Surfside regulatory environment, building officials in Broward and Miami-Dade are paying closer attention than ever.
The good news is that getting your milestone inspection done doesn't have to be stressful. With the right engineering firm handling the process, you'll know exactly what condition your building is in, what needs attention, and what your next steps look like. That's where we come in.
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Our Milestone Inspection Process
Step 1: Initial Consultation and Scheduling
Reach out by phone or email with your building's address, age, and any documentation you have on hand (certificate of occupancy, previous inspection reports, building plans). We'll confirm whether your building falls under the SB 4-D milestone inspection requirement and get your inspection on the calendar.
Step 2: Phase 1 Visual Inspection
Our team conducts a thorough visual examination of the building's structural components -- load-bearing walls, columns, beams, floors, foundations, balconies, parking structures, and exterior elements. We're looking for signs of distress, deterioration, or conditions that could affect structural integrity. This is a non-invasive walkthrough that covers the entire building.
Step 3: Phase 2 Testing (If Triggered)
If the Phase 1 inspection reveals substantial structural deterioration, a Phase 2 inspection is required by law. This involves in-depth testing -- concrete coring, rebar evaluation, load testing, or other investigative methods -- to determine the extent and severity of the issues identified in Phase 1.
Step 4: Sealed Engineering Report
You receive a comprehensive milestone inspection report documenting all findings, stamped by a qualified Florida engineer. The report includes a clear assessment of structural conditions, photo documentation, and recommended repairs or maintenance actions.
Step 5: Filing and Follow-Through
We help you understand the filing requirements with your local building official and provide guidance on any recommended repairs or follow-up actions. If your building needs restoration or structural work as a result of the inspection, we can transition directly into those services.
What Your Milestone Inspection Report Includes
Complete visual assessment of all primary structural systems (Phase 1)
Evaluation of load-bearing walls, columns, beams, floor systems, and foundations
Balcony and exterior element inspection
Parking structure assessment (where applicable)
Photo documentation of all findings and areas of concern
Identification of substantial structural deterioration (if present)
Phase 2 in-depth testing and analysis (if triggered by Phase 1 findings)
Sealed milestone inspection report stamped by a qualified Florida engineer
Clear summary of conditions, recommended actions, and timelines
Guidance on filing requirements with your local building official
Get Ahead of Your Milestone Inspection Deadline
schedule your milestone inspection
Don't wait for your building official to come knocking. Schedule your milestone inspection now and give your board, your residents, and yourself the peace of mind that comes with knowing your building's structural condition.
Frequently Asked Questions
Structural Engineering Questions — Answered by Our Team
Whether you are a property manager navigating recertification, a homeowner planning a renovation, or a contractor waiting on sealed plans, we have got the answers you need to move forward with confidence.
What triggers a milestone inspection in Florida?
Florida SB 4-D requires a milestone inspection for any building that is three stories or taller. The first inspection is due 25 years after the certificate of occupancy if the building is within three miles of the coastline, or 30 years if it's further inland. After the initial inspection, subsequent inspections are required every 10 years. Your local building official will typically notify you when your building's deadline is approaching.
What's the difference between a milestone inspection and a 40-year recertification?
They're related but separate requirements. The 40-year recertification is a local ordinance in Broward and Miami-Dade counties that predates SB 4-D. Milestone inspections are a statewide requirement enacted in 2022. Depending on your building's age and location, you may need to comply with both. We can help you determine which requirements apply to your specific building and coordinate both if needed.
How much does a milestone inspection cost in South Florida?
Costs depend on the building's size, number of stories, complexity, and accessibility of structural elements. Phase 1 inspections are priced based on the scope of the visual assessment. Phase 2 inspections (if triggered) involve additional testing and are priced separately based on the extent of work required. We provide a clear proposal before any work begins.
How long does a milestone inspection take?
Phase 1 inspections are typically completed within one to three weeks from scheduling, depending on building size and access coordination. The sealed report is delivered shortly after the site visit. Phase 2 timelines vary based on the scope of testing and analysis required.
What happens if our building fails the milestone inspection?
There's no pass/fail in the traditional sense. If Phase 1 reveals substantial structural deterioration, a Phase 2 inspection is required to determine the extent and severity. From there, you'll receive recommendations for repairs and a timeline for addressing the issues. Your building official may require a remediation plan within a specified period. The key is to act promptly — the longer structural issues go unaddressed, the more costly they become.
Who pays for the milestone inspection — the condo association or individual owners?
In most cases, the condo association or HOA is responsible for arranging and funding the milestone inspection as a common expense. Boards typically budget for inspections as part of their reserve planning. SB 4-D also requires structural integrity reserve studies, which help associations plan financially for these obligations.
Greville Consulting Engineering & Forensics
Free initial consultation. No obligation. We typically respond within 24 hours.
Email: [email protected]
Phone: (786) 681-1558
Address: 134 NW 109th Ave, Pembroke Pines, FL 33026, United States
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