State-Mandated Engineering Services
A Florida Milestone Inspection is the mandatory building recertification process designed to verify the structural and electrical integrity of aging properties. At our firm, we are licensed professionals authorized to perform these critical inspections, guiding you through every step to ensure your building is compliant, safe, and maintains its ‘Certification of Occupancy.’
Running an older building? Start with our 40-year recertification guide for today’s deadlines, costs, and what changed under the milestone inspection law.
The Milestone Inspection Process: Phase 1 vs. Phase 2
Understanding the two-phase process is critical for compliance. As your Florida Milestone Inspection partner, we guide you through both steps required by state law.
Phase 1: Visual Structural Assessment
A licensed engineer performs a visual examination of the habitable and non-habitable areas. If no signs of substantial structural deterioration are found, the building passes, and the report is submitted.
Phase 2: In-Depth Analysis
If structural distress is identified, a Phase 2 inspection is required. This may involve destructive testing to evaluate the condition of steel rebar and concrete. Our team provides the detailed remediation plans needed to restore safety.
Our Services
- Milestone Inspections Florida
- Structural Integrity Reserve Study (SIRS)
- Milestone Certification Florida Guide
Helpful Resources
Serving: Miami | Fort Lauderdale | Naples | West Palm Beach | Tampa
Florida Milestone Inspections
Our licensed Structural Engineers perform the mandatory structural and electrical inspections required for aging buildings to verify their safety and ensure full compliance with state and local law.
Structural Integrity Reserve Study (SIRS)
A new, mandatory financial planning tool. We perform a detailed analysis of your building's core components to estimate their remaining useful life and replacement costs, ensuring you can properly fund future repairs.
Unwavering Integrity
Our loyalty is to the safety of the structure and the best interests of our client. We provide unbiased, objective reports you can trust, free from any conflicts of interest.
Licensed P.E. Expertise
This is our core difference. Every inspection is signed and sealed by Paul Pineda, P.E. (FL License #61808), ensuring the highest level of expertise and accountability required by law.
A Clear, Stress-Free Process
We understand the pressure on building owners and associations. We act as your expert partner to navigate the entire compliance process smoothly and without surprises.
Managing a portfolio of buildings?
Most of the people who call us manage buildings for a living. If you are responsible for several associations, the problem is rarely one inspection. It is keeping track of which building is due when, across counties with different deadlines, while boards ask you for numbers you do not have yet.
We work with property managers and management companies on that basis:
One engineer of record across your portfolio
The same Registered Structural Engineer signs every report, so you are not re-explaining a building to somebody new each time.
A deadline schedule for your buildings
Send the addresses and years built. We tell you which are due, which are overdue, and in what order to take them.
Board-ready reports
Sealed reports written so you can put them in front of a board without translating them first.
Portfolio pricing
Multiple buildings scheduled together are priced together, not quoted one at a time.
Send a list of your buildings with addresses, approximate year built and number of stories, and we will come back with what is due and what it takes — including any building where a SIRS falls due at the same time. Call 305-890-6333 or request a proposal.
Understanding the Law
Why This Is Now Mandatory: Florida Senate Bill 4-D
In response to the tragic Surfside condo collapse, Florida enacted new legislation to ensure the safety of multi-story buildings. This law now mandates that all condominium and co-op associations perform regular Milestone Inspections and a Structural Integrity Reserve Study (SIRS). These non-negotiable requirements are designed to protect residents and their property values.
Our firm specializes in navigating the new regulations outlined in Florida Statute 553.899
Facing a Compliance Deadline?
Frequently Asked Questions (FAQs) about Florida Milestone Inspections
Who can perform Florida Milestone Inspections?
Only a licensed professional engineer or architect, like the experts at our firm, is legally authorized to perform a Florida Milestone Inspection and sign the official report. This ensures a high standard of professional accountability and expertise.
What is the deadline for my building's inspection?
The deadline for your Florida Milestone Inspection depends on your building’s Certificate of Occupancy date. For most of Florida, the inspection is due at 30 years, and every 10 years after. For buildings within three miles of the coast, the first inspection is due at 25 years. Contact us and we can help you determine your exact deadline.
Is a Milestone Inspection the same as a SIRS?
No. A Florida Milestone Inspection is a physical safety inspection of the building’s current condition. A Structural Integrity Reserve Study (SIRS) is a separate, mandatory financial planning tool that estimates the remaining life and replacement costs of major components. Your building is required to do both.
Get Your Milestone or SIRS Quote
The fastest way to get answers is to call us directly. Our team is available to discuss your building’s specific needs.
We are available 24/7
305-890-6333
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Related service: For PE-stamped concrete restoration inspections and repair plans, see our concrete restoration engineering services. See our concrete restoration engineering page.