An outline built from what the statute requires, ready to copy.
The short answer
A good milestone inspection RFP asks every firm to price the same scope, and that scope is set by s. 553.899. Ask for a Phase 1 visual examination of habitable and non-habitable areas, a sealed report with the six items the statute lists and a separate summary, Phase 2 pricing as an option, the delivery date to the building department, and the written disclosures the statute requires.
[1]Last updated 28 October 2026. General information, not legal or engineering advice. Have your association attorney review any contract.
1. About the building
- Association name, address and building count
- Year of certificate of occupancy, stories (habitable and total), units, structural system if known
- Building department notice date and due date, or the expected due year
- Drawings, past structural or recertification reports and repair records available
- Access arrangements for units, roof, garage and mechanical rooms
2. Scope of work (Phase 1)
- Visual examination of habitable and non-habitable areas, including major structural components, with a qualitative assessment of structural condition
- A sealed and signed report that states the manner and type of inspection; identifies any substantial structural deterioration, its extent and recommended repairs; states whether unsafe or dangerous conditions were observed; recommends repairs for other damaged items; and lists items needing further inspection
- A separate summary of the material findings and recommendations, for owners
- Submission of the report to the building department within the 180-day deadline
3. Options to price separately
- Phase 2 testing if Phase 1 finds substantial structural deterioration, priced by stage or unit rate, including the 180-day progress report
- Structural integrity reserve study, or the SIRS visual inspection portion
- County or city recertification where it applies (structural and electrical)
- Repair documents, if the firm will offer them (subject to disclosure)
4. Required disclosures
- Written statement of whether the firm intends to bid on any maintenance, repair or replacement the inspection may recommend
- Written statement of any interest, direct or indirect, held by the firm or a relative within the third degree in any firm that may bid on repairs
- For a SIRS, the same written disclosures under s. 718.112(2)(g)3.b
5. What to ask each firm to return
- The licensed engineer or architect in responsible charge, with licence number
- Fee for Phase 1, and pricing method for each option
- Start date, site days and report delivery date
- Comparable buildings inspected
- Proof of the business's qualification to offer engineering or architecture services
Frequently asked questions
Do we have to send an RFP?
The law does not require one, but asking every firm to price the same scope makes proposals comparable and puts the statutory disclosures in writing.
Should the RFP include the SIRS?
If your SIRS is not done, ask firms to price it as an option. A milestone inspection within the past 5 years that meets the SIRS rules can replace the SIRS visual inspection.
How many firms should we ask?
Enough to compare, but remember that firms are busy near deadlines. OPPAGA reported difficulty finding engineers among the reasons for extensions.
Want us to run the RFP for you?
We send the scope to qualified firms, collect the disclosures and give the board comparable proposals.
Sources
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
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