Milestone inspections are structural inspections Florida requires under s. 553.899, F.S., for condominium and cooperative buildings three habitable stories or higher. The engineer’s focus is structural safety, but roof conditions that let water reach the structure regularly appear in the findings, and the board then needs a contractor to scope the fix.
The rules, in brief
See also:HOA & condo roofing →| Question | Answer |
|---|---|
| Which buildings? | Condominium and cooperative buildings three habitable stories or higher |
| When is the first one due? | By December 31 of the year the building turns 30. The local building department can move this to 25 years, for example near salt water |
| How often after that? | Every 10 years |
| Who performs it? | A Florida-licensed engineer or architect |
| Phase one | A visual inspection |
| Phase two | Testing, required only if phase one finds substantial structural deterioration |
| Repair deadline | Repairs must start within 365 days after the building department receives the phase two report |
Roof items engineers commonly flag
- Ponding water and poor drainage
- Failed flashings at walls, curbs and parapets
- Deteriorated membrane, open seams or blisters
- Water staining or rot at the deck
- Corroded rooftop equipment supports
Most roof items appear as maintenance recommendations, not structural findings. The statute excludes leaks and surface issues from substantial structural deterioration unless the engineer finds they point to a deeper problem. They still need fixing before the water does structural damage.
Turning findings into a scoped bid
- Walk the roof with the engineer’s report in hand
- Separate repair items from replacement items
- Document each location with photos
- Price each item so the board can compare options
- Coordinate with the engineer on any structural repairs
A clear, itemized scope lets boards compare bids line by line instead of guessing what each contractor included.
Milestone inspections and your SIRS
Milestone inspections and the Structural Integrity Reserve Study (SIRS) apply to the same buildings and often happen together. Under the 2025 changes, a recent milestone inspection can delay the SIRS and pause reserve contributions for up to two years.
See also:SIRS and Your Condo Roof: What Boards Need to Know →Our disclosure
We have no financial interest in any inspecting engineer’s firm, and we’ll confirm that in writing with our bid, as s. 553.899(12), F.S., requires.
Why roof findings matter in a structural inspection
Water is one of the biggest threats to concrete and steel structures. A roof leak that reaches the structural slab or framing can cause corrosion and deterioration over time. That’s why engineers note roof and drainage conditions even when their focus is structural.
Reading the engineer’s report
- Separate items marked urgent from long-term recommendations
- Note exact locations and photos referenced
- Identify items that need the engineer’s involvement in the repair
- Check whether follow-up inspection is required after repairs
What a scoped bid should include
| Section | Contents |
|---|---|
| Findings reference | Each item tied to the engineer’s report |
| Repair method | Materials and procedure for each item |
| Quantities | Square footage, linear footage or counts |
| Price | Itemized so the board can prioritize |
| Schedule | Phasing and access needs |
Coordinating with the engineer
Where findings involve structure, the engineer may need to specify or approve the repair. We coordinate directly so the roof work and structural work happen in the right order.
Frequently asked questions
Does a milestone inspection include the roof?
Engineers commonly note roof and drainage conditions that affect the structure. Most roof items are maintenance recommendations, not structural findings, unless they point to a deeper problem.
When is our building’s milestone inspection due?
By December 31 of the year the building turns 30, or 25 if the local building department requires it, then every 10 years.
Can roof repairs be phased?
Often, yes, prioritized by urgency.
Who pays for roof repairs found in a milestone report?
That depends on the association’s documents and reserves. The board and its counsel decide.
Can you work from our engineer’s report?
Yes. We walk the roof with the report and price each item.
About the author
Roshy Rajan has worked in Broward County real estate and construction since 2006. He founded SafeTech Roofing and Windows (SafeTech Builders Inc.) after a hurricane left a friend with roof and window damage and the referrals kept coming. Florida Certified General Contractor CGC1537934 · Certified Roofing Contractor CCC1336954 · BBB Accredited.
