Florida Condo Milestone Inspection Disclosure Guide

Florida law requires condominium associations to conduct structural inspections at specific building ages: 30 years, 60 years, and 90 years after the building's original construction. These inspections examine the structural integrity of the building envelope, including the roof, walls, foundation, and other critical components. The purpose is to identify safety issues and needed repairs before they become emergencies.

• Inspections are mandatory under Florida Statute 718.612 and must be performed by a licensed engineer or architect
• The association must provide a written report detailing findings, repair recommendations, and estimated costs
• Results must be disclosed to all unit owners and made available to prospective buyers during the resale process
• Failure to conduct or disclose milestone inspections can expose the association and individual owners to liability

Milestone inspection findings directly inform the association's reserve study and funding plan. When inspectors identify needed repairs, the association must decide whether to fund those repairs through reserves, special assessments, or a combination of both. A well-funded reserve account means the association can address repairs without burdening individual owners; an underfunded reserve often leads to surprise special assessments.

• The reserve study estimates the cost of major repairs identified in the milestone inspection and projects when funding will be needed
• Associations must disclose their reserve funding percentage (the ratio of actual reserves to the amount needed) to buyers
• A reserve funding level below 70% typically signals higher risk of special assessments in the coming years
• Buyers should compare the inspection findings to the reserve study to see if the association's funding plan is realistic

Before closing on a condo purchase, buyers have the right to request and review the association's milestone inspection report, reserve study, and financial disclosures. These documents reveal the true condition of the building and the association's financial health. Skipping this step is one of the most common mistakes condo buyers make.

• Request the most recent milestone inspection report (or the next scheduled inspection date if one has not yet been completed)
• Ask for the current reserve study, which includes the engineer's recommendations and the association's funding plan
• Review the association's financial statements and budget to confirm reserves are being funded as planned
• Check the disclosure package for any pending or ongoing special assessments related to inspection findings

Certain patterns in inspection reports and reserve disclosures should prompt deeper investigation before you buy. These flags do not automatically disqualify a property, but they require honest conversations with the seller, the association, and your real estate agent or attorney.

• Deferred repairs: The inspection identifies major issues (roof, foundation, waterproofing) but the association has no plan to address them soon
• Low reserve funding: The association is funding reserves at less than 50% of the recommended level, indicating future special assessments are likely
• Conflicting timelines: The inspection recommends repairs within 5 years, but the reserve study shows no funding allocated until year 10 or later
• Missing or outdated reports: The association cannot provide a recent inspection report or reserve study, or the documents are more than 3 years old