Florida SB-4D Law: Milestone Inspection Requirements Explained

SB-4D milestone inspection Florida — EMA Engineers delivers licensed Professional Engineer (P.E.) structural assessments across Florida. Our SB-4D milestone inspection Florida services combine Florida Building Code 2023 compliance, ASCE 7-22 standards, and decades of hands-on inspection experience to provide accurate, legally defensible reports.

What Is Florida’s SB-4D Law?

Florida Senate Bill 4-D (SB-4D), signed into law in May 2022 following the Champlain Towers South collapse in Surfside, FL, mandates structural inspections for condominium and cooperative buildings statewide. The law created the Milestone Inspection Program and the Structural Integrity Reserve Study (SIRS) requirement to protect residents of aging residential towers.

Who Is Required to Comply with SB-4D?

SB-4D applies to condominium and cooperative buildings that are:

• Three (3) stories or more in height
• Thirty (30) years of age or older (25 years if within 3 miles of the coast)

Buildings that reached the age threshold by July 1, 2022 were required to begin their Phase 1 Milestone Inspection by December 31, 2024.

What Is a Milestone Inspection?

A Milestone Inspection is a structural inspection performed by a Florida-licensed architect or structural engineer. It consists of two phases:

Phase 1 Milestone Inspection

A visual inspection of the building’s structural components including the foundation, columns, beams, floor slabs, roof systems, and balconies. The engineer evaluates for signs of distress, deterioration, or structural deficiency. If no significant issues are found, the inspection concludes at Phase 1.

Phase 2 Milestone Inspection

Required when Phase 1 identifies potential structural concerns. Phase 2 involves more invasive testing — including concrete sampling, exploratory demolition, and non-destructive evaluation (NDE) — to determine the extent of any damage and recommend repairs.

What Is a Structural Integrity Reserve Study (SIRS)?

The SIRS is a financial planning study required under SB-4D that identifies major structural components of a building, estimates their remaining useful life, and determines the cost to repair or replace them. Associations must fund reserves based on SIRS findings beginning January 1, 2025. Waiving reserve funding is no longer permitted for covered buildings.

SB-4D Deadlines: Florida Milestone Inspection Timeline

• Buildings 30+ years old by July 1, 2022: Phase 1 inspection deadline was December 31, 2024
• Buildings 25+ years old near coast by July 1, 2022: Same December 31, 2024 deadline
• Buildings reaching age threshold after July 1, 2022: Must complete inspection within 1 year of reaching the age threshold
• SIRS funding requirement: January 1, 2025

What Happens If a Building Fails Its Milestone Inspection?

If Phase 1 or Phase 2 reveals unsafe structural conditions, the engineer must notify the building official within 15 days. The local jurisdiction may issue an evacuation order or require immediate repairs. The association must submit a repair plan and timeline to the local building department.

Who Can Perform a Milestone Inspection in Florida?

Only a Florida-licensed professional engineer (PE) with structural engineering expertise or a Florida-licensed architect may perform and sign Milestone Inspections. The engineer must be independent — not currently under contract with the building for other services.

Milestone Inspection Cost in Florida

Costs vary based on building size, height, location, and scope. For a typical mid-rise condominium (5–12 stories, 50–200 units), Phase 1 inspections generally range from $5,000 to $25,000. Phase 2 inspections with testing can cost significantly more depending on the extent of investigation required.

EMA Engineers: Florida SB-4D Milestone Inspection Experts

EMA Engineers are Florida-licensed structural and forensic engineers specializing in SB-4D Milestone Inspections throughout Central, East, and West Florida — within 100 miles of Orlando. We serve condominium associations in Orlando, Tampa, Daytona Beach, Melbourne, Kissimmee, Lakeland, Clearwater, and surrounding communities.

Contact EMA Engineers for a Milestone Inspection quote

Frequently Asked Questions: Florida SB-4D Milestone Inspections

Is SB-4D the same as a milestone inspection?

SB-4D is the Florida law that created the Milestone Inspection requirement. A milestone inspection is the structural assessment mandated by SB-4D for qualifying condominium and cooperative buildings three stories or taller.

Do single-family homes need a milestone inspection under SB-4D?

No. SB-4D applies only to condominium and cooperative buildings of three stories or more. Single-family homes, townhomes, and low-rise (1–2 story) buildings are not covered by this law.

What is the difference between a milestone inspection and a building inspection?

A standard building inspection (such as a home inspection) is a general assessment of a property’s condition. A milestone inspection under SB-4D is specifically focused on the structural integrity of the building’s primary load-bearing components and must be performed by a licensed structural engineer or architect — not a home inspector.

Can a condo association be fined for not completing a milestone inspection?

Yes. Florida law empowers local building officials to levy fines and enforce compliance. Failure to submit the required inspection report to the local building department can result in daily fines and other enforcement actions.

What counties in Florida require milestone inspections?

SB-4D is a statewide law that applies to all 67 Florida counties. All qualifying condominium and cooperative buildings in Miami-Dade, Broward, Palm Beach, Orange, Hillsborough, Pinellas, Volusia, Brevard, Osceola, and every other Florida county must comply.