Overview
Recent Florida structural-safety legislation changed how boards handle milestone inspections and recertification. The inspection now sits at the front of the capital plan. Most associations were not built to turn an engineer's findings into procurement, board decisions, and completed repairs.
Greenberg Advisory bridges that gap. The engineer identifies the conditions and repair requirements. The firm helps the board understand the path, budget for it, procure it, and keep the repairs moving. When the funding question is being driven by a reserve study or SIRS, that's a related but separate workstream. See Reserve Studies & SIRS.
What’s Included
Milestone Inspections
- Engineer selection and engagement
- Phase 1 / Phase 2 coordination and timeline management
- Board reporting and unit-owner communication
- Repair scope development based on engineer’s findings
Local Recertification (Miami-Dade & Broward)
- Application timing and submittal coordination with the applicable AHJ
- Engineer/architect selection and coordination
- Repair scope development and procurement
- Recertification package management through approval
Repairs & Close-Out
- Repair scope, procurement, and contractor selection from the engineer’s findings
- Schedule and budget management on the statutory clock
- Documentation and closeout tracking through recertification or milestone close-out
Common Questions
What is a milestone inspection for a Florida condo?
A structural inspection required by Florida law for condominium and cooperative buildings three or more stories, first at 30 years of age (or 25 years where the local building official requires it, as many South Florida coastal jurisdictions do), then every 10 years after.
When is a milestone inspection required?
By December 31 of the year the building reaches the trigger age, which is 30 years, or 25 years where the local building official sets an earlier trigger, as many South Florida coastal jurisdictions do.
Who can perform a milestone inspection?
A licensed Florida architect or engineer. Greenberg Advisory does not perform the inspection. It coordinates the inspection, tracks the findings, and manages the repair project that follows.
Is a SIRS the same as a milestone inspection?
No. A milestone inspection is a structural inspection of the building; a Structural Integrity Reserve Study (SIRS) sets the reserves you must fund for major components. They overlap, but they're separate requirements. Greenberg Advisory handles inspection and repair here, and funding under Reserve Studies & SIRS.
Our building failed its milestone inspection. What now?
A second-phase inspection and a repair plan on a statutory clock, usually funded by reserves or a special assessment. This is where independent project management earns its keep: pressure-testing the scope, leveling the bids, and tracking the schedule before the costs run.
When to Engage18 months before the inspection or recertification deadline for high-rise associations. Late starts usually mean compressed procurement, weaker leverage, and higher bid pressure.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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