Condo Milestone Inspections Orlando & Daytona Beach

EMA Structural Engineers provides licensed Professional Engineer (P.E.) condo milestone inspections for associations in Orlando and Daytona Beach. Our team combines Florida Building Code 2023 compliance, ASCE 7-22 standards, and decades of hands-on forensic inspection experience to deliver accurate, legally defensible Phase One and Phase Two reports under Florida’s SB-4D milestone inspection law.

What condo milestone inspections cover

Condo milestone inspections apply to condominium buildings three stories or taller and are required at 25 or 30 years of age depending on proximity to the coast, then every 10 years after. The inspection evaluates the structural integrity of the building envelope, load-bearing elements, balconies, and other primary structural systems.

Phase One milestone inspection

A licensed engineer performs a visual assessment of accessible structural components, looking for signs of distress such as cracking, spalling, corrosion, or water intrusion. If no substantial deterioration is found, the Phase One report may conclude the process.

Phase Two milestone inspection

If the Phase One inspection identifies signs of substantial structural deterioration, a Phase Two inspection follows with more detailed testing and analysis to determine the extent of repairs needed and provide a scope for corrective action.

Why associations in Orlando and Daytona Beach choose EMA

EMA Structural Engineers has inspected condominiums throughout Central Florida, including Orlando, Daytona Beach, and surrounding communities. Our reports are prepared to meet the documentation standards required by local building departments and condominium associations, with clear findings and practical recommendations.

What records help before an inspection

Prior engineering reports, permit history, maintenance logs, repair invoices, balcony records, waterproofing documentation, and roof records help our engineers understand a building’s history and streamline the milestone inspection process.

Frequently Asked Questions

What buildings require a milestone inspection in Florida?

Condominium and cooperative buildings three stories or taller must complete milestone inspections, with timing based on the building’s age and distance from the coastline under Florida law.

What is the difference between Phase One and Phase Two?

Phase One is a visual structural assessment. Phase Two involves additional testing and is only required if Phase One identifies substantial structural deterioration.

How long does a condo milestone inspection take?

Timelines vary with building size and complexity, but associations should plan for the visual inspection, engineering report preparation, and any follow-up recommendations.

Who is responsible for scheduling the inspection?

The condominium association is generally responsible for arranging and paying for milestone inspections, though governing documents may address individual owner responsibilities for certain areas.

What happens if deterioration is found?

If deterioration is identified, EMA provides recommendations for further evaluation, repair planning, and coordination with contractors to address the findings.

Can EMA help with Orlando and Daytona Beach properties?

Yes. EMA Structural Engineers serves condominium associations throughout Orlando, Daytona Beach, and the surrounding Central Florida area.

How should associations prepare for a milestone inspection?

Organizing engineering and maintenance records, notifying residents of the inspection schedule, and providing access to common areas helps the process run efficiently.