Easy links to public docs

As set forth in the new law, a “Milestone Inspection” is a very specific type of inspection that must be conducted by either a licensed architect or an engineer authorized to practice in Florida for purposes of attesting to the life safety and adequacy of the structural components of a building.

 PHASE 1:  One of the NV5 senior licensed engineers will perform a visual examination of all common habitable and non-habitable areas of your building or buildings to detect any signs of structural deterioration. They also use drone technology (as needed) to inspect structures and building faces that are typically not accessible.

Once completed, they provide a signed and sealed copy of the inspection report, a summary of the material findings and recommendations, and supporting materials to the Condominium or Cooperative association and the local governing entity. When no substantial deterioration* is found, Phase 2 will not be required.

PHASE 2:  If substantial structural deterioration* is detected during PHASE 1, a second phase of testing is required to determine whether the building is structurally sound. This inspection may be as extensive or as limited as necessary to fully assess areas of structural distress and confirm that the building is structurally sound and safe for use.

✶Substantial structural deterioration” means substantial structural distress that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

Global Solutions provided the VAHCA Structural Integrity Reserve Studies (SIRS). 

A SIRS is the study of the reserve funds required for future major repairs and/or replacement of the common area structural components based on visual examination.

A SIRS examines the reserve funds required for future major repairs and/or replacement of the common area structural components based on visual examination.

A Condominium or cooperative association must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three stories or higher in height which includes, at a minimum, a study of the following items as related to the structural integrity and safety of the building:

1. Roof

2. Load-bearing walls or other primary structural members

3. Fireproofing and fire protection systems

4. Plumbing

5. Electrical systems

6. Waterproofing and exterior painting

7. Windows (as per the responsibility per the governing docs)

8. Any other item that has a deferred maintenance expense or replacement cost that exceeds a  threshold required by statute; the failure to replace or maintain such item negatively affects the structural integrity of the building. 

 Current Condominium and Cooperative associations with buildings that are 3 stories or more were required to have the SIRS completed on or before 12/31/2024. 

The Village at Haile Condominium Association, Inc. Completed the SIRS requirement prior to 12/31/2024. The Milestone Inspections began last year.  One round of destructive testing is complete; these are the holes you see in stairwells and exteriors of condo buildings A-L. Another round of required Destructive Testing is due for VAHCA in 2025. The final Milestone report is expected on or about December 2025 or January 2026 from NV5. 

Current legislation states that the "Put Backs" contract must be executed and permits applied for within 1 year from the 7-15-2025. (This is always subject to change and your condo attorneys are monitoring this process for VAHCA to ensure compliance.)