As August 2024 draws to a close, professionals across Florida’s architectural, structural engineering, and inspection fields are reflecting on the critical discussions held during this month’s webinars on the Milestone Inspection Program. These sessions, conducted on August 14th, 19th, and 23rd, provided essential information and expert insights into a program that has become a cornerstone of building safety in our state.
For those who missed the live webinars or are looking for a consolidated summary, Eastern Engineering Group now offers this final overview. This article distills the essential requirements and implications of the Milestone Inspection Program, based on the expert insights shared during the recent webinars.
Understanding the Milestone Inspection Program
The Milestone Inspection Program was established in response to the tragic Surfside condominium collapse of June 2021, which claimed 98 lives and profoundly impacted our nation. The program mandates that condominium and cooperative buildings in Florida that are three stories or higher and have reached 30 years of age (or 25 years if within three miles of the coastline) undergo detailed structural inspections. These inspections, to be repeated every 10 years, are designed to assess and ensure the continued safety of these aging buildings.
Key Timelines and Responsibilities
Milestone Inspections are required once a building reaches 30 years of age. If the building reached this milestone before July 1, 2022, the initial inspection must be completed by December 31, 2024. For buildings turning 30 between July 2022 and the end of this year, the deadline for the initial inspection extends to December 31, 2025. Buildings reaching 30 years after December 31, 2024, will need to complete their inspection by December 31 of the year they reach that age. Following this initial inspection, the process must be repeated every 10 years.
In some cases, local enforcement agencies may require inspections to begin at 25 years for buildings exposed to specific conditions, such as saltwater. Additionally, buildings with prior reports, especially those that have undergone 40-year inspections in Miami-Dade and Broward counties, may be allowed to use these reports, provided they meet the requirements set out in the Florida Statutes.
The responsibility of initiating these inspections lies with the local enforcement agencies, which must notify building owners and associations when an inspection is due. Once notified, Phase 1 Inspections must be completed within 180 days. If a Phase 2 inspection is required, it must be conducted within 180 days following the completion of Phase 1.
Condominium and cooperative associations are responsible for covering the costs associated with these inspections. Local enforcement agencies may set specific deadlines and penalties to ensure compliance. Should repairs be necessary, they must begin within 180 days of the inspection report, with a possible extension of up to an additional 180 days. Upon completion of repairs, the original inspector must re-evaluate the areas and submit an amended report confirming that the building is safe for continued use.
Phase 1 and Phase 2 Inspections: What to Expect
The Milestone Inspection Program employs a two-phase approach to rigorously assess structural integrity, beginning with a general evaluation and advancing to a more detailed scrutiny if necessary. Understanding what each phase involves and how to navigate the associated forms is crucial for ensuring compliance and safety.
Phase 1: Initial Visual Inspection
Purpose and Scope: Phase 1 involves a visual inspection of both habitable and non-habitable areas of the building, focusing on major structural components. This phase aims to provide a qualitative assessment of the building’s structural condition. Inspectors evaluate visible elements to identify any potential issues affecting safety.
Key Elements: During Phase 1, inspectors assess the general state of the building’s structure, including foundations, load-bearing walls, and other critical components. The inspection is designed to spot apparent signs of structural distress.
Reporting Requirements: Inspectors must prepare a detailed report summarizing their findings. If unpermitted work or structural deficiencies are identified, the building official must be notified. This report serves as a preliminary evaluation to determine if further inspection is needed.
Dr. Bridge emphasized the importance of understanding “substantial structural deterioration,” which is the critical factor determining whether a Phase 2 inspection is necessary. This term refers to conditions negatively impacting the building’s structural integrity, not minor surface imperfections like cracks or misalignment.
Phase 2: Detailed Inspection
Purpose and Scope: Phase 2 may involve additional visual inspections and includes more in-depth procedures such as destructive or non-destructive testing, depending on the findings from Phase 1. This phase aims to thoroughly assess areas of potential structural distress and confirm the building’s safety and structural soundness.
Key Elements: The extent of the Phase 2 inspection is determined by the need to investigate specific concerns identified in Phase 1. It may involve detailed testing to address issues that could not be fully assessed during the initial inspection.
Reporting Requirements: Phase 2 focuses on confirming the structural integrity and safety of the building. Inspectors must document their findings and provide a comprehensive report that includes recommendations for any necessary repairs or further evaluations.
Reporting criteria
Dr. Bridge also outlined the essential elements for meeting the Milestone Inspection reporting criteria, as specified in the legislation:
- Bear the seal and signature (or electronic signature) of the qualified inspector.
- Indicate the type and manner of inspection conducted.
- Identify any substantial structural deterioration and provide a professional assessment.
- Describe the extent of deterioration and recommend necessary repairs.
- State whether any unsafe or dangerous conditions, as defined in the Florida Building Code, were observed.
- Recommend remedial or preventive repairs for non-substantial issues.
- Identify items requiring further inspection.
As it was specified, to meet these criteria, the Milestone Inspection Forms were created.
Phase 1 Inspection Form
The Phase 1 Inspection Form is designed to capture an initial visual assessment of the building’s condition. This form is comprehensive, consisting of 19 sections that cover various aspects of the building’s structural integrity:
- Initial Sections: Provide background information on the structure and inspection, including a description of the structure, its current condition, and any relevant documents or permits.
- Condition Assessment: Sections 5-13 focus on assessing specific structural components, such as the foundation, walls, floors, and façades.
- Findings: Sections 14-18 document unsafe conditions and make occupancy determinations. Section 19 summarizes findings and recommendations.
- Supporting Data: Section 4 requires attaching supporting data, such as photos and previous reports.
Jennifer Bridges also provided some key considerations to take into account when filling out this form:
- Firstly, use Adobe Acrobat or Adobe Reader to complete the form, as web-based forms are not compatible. You need to be doing it from one of those programs.
- The form cannot be signed and sealed until all sections are completed, but there’s a section that will help you see where you need to complete the form.
- The form is locked after it is signed and sealed.
- Once completed, submit the form following the guidance provided by the local enforcement agency.
Phase 2 Inspection Form
The Phase 2 Inspection Form follows a similar structure but it is used for more detailed inspections following Phase 1. It requires a comprehensive review of any substantial deterioration identified earlier. This form includes sections for reporting the nature of the deterioration, the extent of necessary repairs, and any additional findings. Like the Phase 1 form, it must be completed with precision and include all relevant data and signatures.
Both Phase 1 and Phase 2 forms are designed to ensure thorough and standardized reporting. And a video tutorial was shared, offering clear instructions on how to correctly fill out the required forms.
Noteworthy Questions and Answers from the Webinar
During the webinar, several questions were raised that sparked insightful discussions. While many topics were covered, here are some of the most notable questions and answers that drew our attention:
Q1: On the requirements, those buildings that are over 3 stories tall and trigger the threshold inspection requirements in Florida, can the milestone inspector witness the repairs acting as both threshold and milestone inspector?
A: The two do not preclude. So in other words, there’s nothing precluding you from serving in both capacities: the threshold inspector overseeing the repairs of those items and then the inspector doing a milestone inspection (William Bracken).
Q2: There are buildings that have structures like docks or sea walls, and maybe the building is in good condition but the sea wall is not. In that case, what would be the procedures to take?
A: The law is only limited to the building, not to surrounding structures (Tony Apfelbeck).
Q3: I went to the ICC website today (August 15), Chapter 18 has not been added. Do you have any idea when that will be?
A: Chapter 18 or any other supplement to the 2023 Code can be found on our website: www.floridabuilding.org. Go to the front of the Building Code, then Resources. All the information with regard to the Milestone Inspection Program, or the Chapter 18, or the Code for Existing Buildings, or the forms and the fact sheets, also a guidance document, is all available for you to download from the website (Mo Madani).
Q4: At this point, many engineering firms have been developing and creating a form to do the Phase 1 inspection and have been doing that since last year. Do we have to follow the form that was listed under the website and was presented here or can we just keep using the form that we have created?
A: The Florida Building commission this week, that’s August 13, approved Chapter 18 of the Code for Existing Buildings along with the forms. Those are available for local enforcement agencies to mainly implement and enforce. So at this point, these forms are the minimum standard for inspections. And that’s something that you’ll be required to use (Mo Madani).
A: One of the keys with this is that it is a minimum. Obviously when you’re doing one of these assessments and there’s some additional information that you think is valuable to the condo association, the owner and also to the agency, I encourage you to go ahead and provide that additional information that the form is somehow lacking (Tony Apfelbeck).
Q5: The panel mentioned earlier that these forms have been adopted on the 13th. For any inspections that were done and signed and sealed prior to that, is it likely that we´ll have to go back and maybe implement these forms and redo that work?
A: If it was done prior to the adoption of the forms, as Jennifer said in her presentation, as long as it follows general guidelines of what’s on the form, as a building official I think it would be acceptable (James Schock).
A: I think what the law says is that for any inspections which were done before July 1st, 2022, the building official can accept those inspections as long as they meet the requirements of the current inspections. That means it covers the scope of the required inspections within Chapter 18 of the Florida Building Code for Existing Buildings (Mo Madani).
A: That’s actually in section 1802, exemption number 3 (Tony Apfelbeck).
Conclusions
It’s clear that the Milestone Inspection Program stands as a crucial framework for ensuring building safety and integrity. The recent webinars have shed light on the intricacies of this program, offering valuable insights into how we can better prepare for and navigate these essential inspections.
From the initial visual assessments of Phase 1 to the comprehensive evaluations of Phase 2, the program addresses both immediate and long-term safety concerns. This proactive approach helps identify potential issues before they become critical, reinforcing our commitment to maintaining high standards of safety and regulatory compliance.
As we move forward, let’s remain vigilant and proactive. Our dedication to safety and compliance goes beyond meeting legal requirements—it’s about safeguarding the well-being of all who live and work in our buildings. By staying informed and prepared, we uphold the highest standards of safety and excellence. Here’s to continuing our journey towards safer, more resilient buildings with the knowledge and tools we’ve gained this month.
**The information contained in this article has been based on the Mandatory Milestone Inspection Program Webinars that occurred between 08/19/24 and 08/23/24; which was presented on behalf of the Florida Building Commission.**
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