Milestone Inspection Miami Dade, Broward & Florida | Statute 553.899.

P.E. #67462 · Engineering Firm #28738 · Florida Statute 553.899 · Phase I & Phase II.

Updated June 28, 2026 · Reviewed and verified by Armando Longueira, P.E. #67462 (Florida Professional Engineer, Electrical) and Level III Certified Infrared Thermographer CIT® #19397.

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Every milestone inspection report is sealed by Armando Longueira, P.E. #67462, a Florida Professional Engineer. Confirm the license is Current and Active on the State of Florida DBPR roster — search license #67462.

Ensure your building's safety, compliance, and longevity with a milestone inspection fully aligned with Florida Statute 553.899. Our licensed Professional Engineers provide detailed structural evaluations at the statutory milestones. Call (786) 318-7203 for a same-day quote, or request a free estimate.

What Is a Milestone Inspection?

A milestone inspection is the structural inspection required under Florida Statute 553.899 for condominium and cooperative buildings three habitable stories or more in height. It is a mandatory, statewide structural assessment of load-bearing elements and the primary structural system — foundations, columns, beams, load-bearing walls, balconies, and roofing — focused on identifying substantial structural deterioration before it becomes a safety risk. The same inspection is simply called a structural inspection when a building does not fall under the statute's condominium or cooperative criteria.

When Is a Milestone Inspection Due?

Under Florida Statute 553.899, a qualifying building must have its first milestone inspection by December 31 of the year it reaches 30 years of age — or 25 years if it is located within three miles of the coastline — based on the date its certificate of occupancy was issued, and every 10 years thereafter. Age is measured from the certificate of occupancy, not the year the association formed. The milestone program is a statewide requirement and applies in every Florida county, distinct from the local 40-year recertification programs in Miami-Dade and Broward.

The Two-Phase Inspection Process.

Phase I — Visual Structural Assessment.

A Florida-licensed Professional Engineer or architect performs a visual examination of the habitable and non-habitable areas of the building, providing a qualitative assessment of the major structural components. If no signs of substantial structural deterioration are found, Phase II is not required, and the engineer submits the Phase I report to the local enforcement agency.

Phase II — In-Depth Testing (Only If Required).

Phase II is performed only when substantial structural deterioration is identified in Phase I. It may involve destructive or non-destructive testing, as extensive or as limited as necessary to fully assess the areas of distress, confirm the building is structurally sound, and recommend a program for repair. Testing locations favor the least disruptive, most easily repairable areas that are still representative of the structure.

Requirements by Jurisdiction.

The milestone inspection is the structural baseline statewide, but the county or city where the building sits may add components. We confirm the exact scope for your address before quoting.

• State of Florida (anywhere): milestone (structural) inspection per Statute 553.899 — Phase I, and Phase II only if needed.
• Miami-Dade County (all cities): structural plus electrical safety inspection, parking-lot illumination (photometric), and infrared thermography on electrical services of 400 amperes or greater, per Section 8-11(f) and Section 8C-3 of the Code of Miami-Dade County.
• Broward County (all cities): structural plus electrical safety inspection; infrared thermography is at the inspecting professional's discretion, not mandatory, per Broward BORA Policy 05-05.
• Boca Raton & Boynton Beach (Palm Beach County): structural plus electrical and infrared thermography on 400-ampere services, under local milestone ordinances for coastal buildings.
• All other Florida jurisdictions: the milestone (structural) inspection only, with no county-added electrical, illumination, or thermography components.

These thresholds are the government’s minimum requirements, not a ceiling. Under the recertification and milestone guidelines themselves, the minimum recommendations are not intended to supplant proper professional judgment — the licensed Professional Engineer is responsible for the opinion on the building’s safety. Where that judgment calls for it, we may perform infrared thermography or additional testing even on a service below 400 amperes, because a sound safety opinion, not the minimum checklist, governs the report we seal.

Our Milestone Inspection Services & Expertise.

We provide milestone inspection services and reports that meet or exceed state requirements, keeping your property fully compliant.

• Licensed & Experienced Engineers: our reports are sealed by a Florida Professional Engineer specialized in building codes and inspection standards.
• Full Florida Statute 553.899 Compliance: we deliver Phase I inspections — and Phase II when required — that satisfy the statute.
• Advanced Inspection Techniques: visual and technical assessment methods, including moisture detection and, where the jurisdiction requires it, infrared thermography.
• Clear, Detailed Reports: thorough, easy-to-understand reports with actionable recommendations suitable for the local enforcement agency.
• Wide Coverage: we serve Miami-Dade, Broward, Palm Beach, and surrounding counties.

Frequently Asked Questions.

When is the milestone inspection due?

Florida Statute 553.899 requires the first inspection by the end of the year the building turns 30 (or 25 if within three miles of the coast), then every 10 years, based on the certificate of occupancy date. We help confirm the schedule for your specific building.

Is the milestone inspection report accepted by regulatory agencies?

Yes. Our reports are sealed by a Florida P.E. and prepared to satisfy the local enforcement agency that administers the milestone program for your jurisdiction.

What happens if issues are found during the inspection?

If Phase I identifies substantial structural deterioration, we perform Phase II and provide detailed repair options, contractor referrals if needed, and assistance with the follow-up inspection.

Sources and Governing Authorities.

This guidance reflects the controlling law, not marketing copy. The milestone inspection is governed by Florida Statute 553.899 (enacted by Senate Bill 4-D after the Surfside collapse). Miami-Dade adds components under Sections 8-11(f) and 8C-3 of the Code of Miami-Dade County via the County Board of Rules and Appeals (BORA); Broward operates under BORA Policy 05-05. The engineer of record is verifiable through the Florida Board of Professional Engineers under license #67462. Verify any requirement directly with your local building official.

Request a Free Quote.

Don't wait — protect your investment with a certified milestone inspection. Call or text (786) 318-7203 or email info@allhomemeters.com with your building address for a fixed written quote the same business day. Office: 16520 SW 66 St, Miami, FL 33193.