Florida Milestone Inspection: What Condo Buyers Must Know About the SB 4D Law

By Emanuel Greco, Licensed FL Real Estate Professional · Updated July 2026

After the June 2021 collapse of Champlain Towers South in Surfside, Florida killed 98 people, the state legislature passed Senate Bill 4D (effective May 2022, amended 2023), creating mandatory structural inspections for older Florida condominium buildings. If you are buying a condo in Florida — especially in a building more than 25 years old — the milestone inspection law directly affects your purchase, the building's finances, and potentially your future monthly costs.

What Is a Milestone Inspection?

A milestone inspection is a structural inspection conducted by a licensed architect or professional engineer. It assesses the building's load-bearing walls, columns, slabs, beams, foundation, and any other structural elements. It is not a standard home inspection — it goes deeper, looking specifically at structural integrity and signs of deterioration.

Under F.S. §553.899, the inspection is broken into two phases:

Phase 1 — Visual Inspection

A licensed architect or engineer performs a visual inspection of the building's structure. They submit a written report to the condominium association and to the local building official. If Phase 1 finds no signs of substantial structural deterioration, Phase 2 is not required.

Phase 2 — Destructive and Non-Destructive Testing

If Phase 1 reveals "substantial structural deterioration," Phase 2 is triggered. This involves non-destructive testing (ground-penetrating radar, concrete sampling, corrosion testing) and potentially destructive testing to assess the extent of damage. The Phase 2 report includes recommended repairs and a timeline. If the inspector finds the building is unsafe for occupancy, they must immediately report it to the local building official, who can order evacuation.

Milestone Inspection Deadlines

After the initial inspection, recertification is required every 10 years.

Who Orders and Pays for the Inspection

The condominium association is responsible for ordering and paying for the milestone inspection — not individual unit owners. The cost is typically shared among all unit owners through the association's operating budget or a special assessment.

Inspection costs vary widely by building size:

• Small building (under 50 units): $5,000–$15,000 for Phase 1
• Mid-size building (50–150 units): $15,000–$40,000 for Phase 1
• Large building (150+ units): $40,000–$100,000+ for Phase 1
• Phase 2 (if triggered): 2–5× the Phase 1 cost, depending on extent of testing required

What a Failed or Concerning Inspection Means for Buyers

If a building's milestone inspection reveals structural issues, the consequences can be severe:

• Special assessments: Repairs may cost hundreds of thousands to millions of dollars, spread across unit owners as large one-time or multi-year assessments
• Insurance non-renewal: Insurers increasingly review milestone inspection reports; a building with structural issues may lose its property insurance or face dramatic premium increases
• Financing issues: Fannie Mae and Freddie Mac have guidelines restricting mortgages in buildings with unresolved structural issues or deferred maintenance. An FHA or conventional loan may be unavailable in a non-compliant building.
• Evacuation orders: The most severe finding can trigger a local building official to order evacuation and restrict access until repairs are made
• Resale difficulty: Unit owners in buildings with serious inspection findings often struggle to sell — buyers are spooked and lenders won't fund

What to Ask Before Buying a Florida Condo

Every buyer of a condo in a 3-story+ building should ask for:

1. Proof of milestone inspection completion — ask the association for a copy of the Phase 1 report and local building official's acknowledgment
2. Phase 2 status — if Phase 2 was triggered, ask for the full report, recommended repairs, timeline, and cost estimates
3. Structural integrity reserve study — required under SB 4D alongside the milestone inspection (see related guide)
4. Reserve funding status — what percentage of the required reserves are actually funded?
5. Pending special assessments — any assessment related to repair work found in the milestone inspection must be disclosed in the estoppel letter

Milestone Inspection vs. Standard Home Inspection

A buyer's home inspection does not substitute for the milestone inspection. They serve different purposes. Always request the association's milestone inspection report separately from your home inspector's report.