A milestone inspection is due by 31 December of the year the building turns 30 (25 where the local building department requires it near salt water), then every 10 years. After the department's written notice, the association has 14 days to tell owners and 180 days to complete Phase 1; a Phase 2 progress report is due 180 days after Phase 1, owner summaries within 45 days of each report, and repairs must commence within 365 days of a Phase 2 report (s. 553.899).
General information, not legal or engineering advice. Statute re-read on 28 October 2026.
When is the first milestone inspection due?
By 31 December of the year the building reaches 30 years from the date its certificate of occupancy was issued, and every 10 years after that. If there is no certificate date, the building official's records of occupancy set it [1].
The local enforcement agency may move that to 25 years where local circumstances, such as proximity to salt water, require it. This has been a local choice since 2023 [1][3].
Every milestone deadline in order
| Step | Deadline | Rule |
|---|---|---|
| Building department notice | Certified mail, return receipt requested | s. 553.899(5) |
| Tell unit owners | Within 14 days of the notice, with the due date | s. 553.899(5); s. 718.112(2)(h) |
| Phase 1 complete | Within 180 days of the notice | s. 553.899(6) |
| Phase 2 progress report (if Phase 2 needed) | Within 180 days of the Phase 1 report | s. 553.899(7)(b) |
| Owner summary | Within 45 days of receiving each report | s. 553.899(9) |
| Repairs commence | Within 365 days of the Phase 2 report, or sooner by local ordinance | s. 553.899(11) |
| Next inspection | 10 years later | s. 553.899(3)(a) |
Sources: s. 553.899 and s. 718.112(2)(h) [1][2].
How local departments change the dates
| Building department | First inspection | Time to report | Repairs |
|---|---|---|---|
| Unincorporated Palm Beach County | 25 years within 3 miles of a coastline, else 30 | 180 days | Commence within 365 days |
| Fort Lauderdale (Broward program) | 25 years | 180 days from a 1 June to 31 August notice | Within 180 days of the report |
| Tampa | 30 years | Phase 1: 180 days; Phase 2: 180 days after Phase 1 | State rule |
See all local rules on our service areas page.
What if the deadline is close?
Get the inspection under contract now. A signed contract is the example of good cause the statute gives for an extension [1]. OPPAGA counted 1,587 extensions across 2024 and 2025, almost all in coastal jurisdictions [7].
Find a pro in your area
Enter your ZIP code and we will open the quote form for you. It takes about a minute.
Frequently asked questions
When does the 180-day clock start?
When the owner or owners receive the building department's written notice, sent by certified mail with return receipt requested.
When is Phase 1 complete?
When the engineer or architect who performed it submits the report to the building department by email, US mail or commercial delivery.
Were there earlier deadlines?
Yes. Buildings that turned 30 before 1 July 2022 were due before 31 December 2024, and buildings that turned 30 between 1 July 2022 and 31 December 2024 were due before 31 December 2025.
Can the deadline be extended?
The building department may extend the initial deadline for good cause, for example when the association has a contract with an architect or engineer but the inspection cannot reasonably be completed in time.
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.
- Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
