Phase 1 milestone inspection in Cape Coral

Who this is for

Associations that have received, or expect, the building department's certified letter, and managers who need the 180-day clock and owner notices handled.

What Cape Coral sets for Phase 1

• The Building Division is at 1015 Cultural Park Boulevard and takes questions at (239) 574-0401, Monday to Friday.
• The building official sends notice by certified mail, generally about 180 days before the due date, if results have not already been submitted.
• Once the notice arrives, the association has 180 days to complete Phase 1.
• The association arranges and pays for the inspections and may hand tasks to a management company, but it remains responsible for compliance.
• Buildings with a certificate of occupancy issued on or before 1 July 1992 had to complete the initial inspection before 31 December 2024.

How we handle Phase 1 inspections in Cape Coral

Cape Coral simplifies one question other cities leave open. Because the city says no building is within three miles of the coastline, the first inspection is at 30 years everywhere. The notice usually arrives about 180 days before the due date, so we book the engineer as soon as it comes and keep the association, not just the manager, informed, since the city holds the association responsible.[1]

Permits in Cape Coral

• City of Cape Coral Building Division: Milestone inspection notices and filings in Cape Coral

What happens in a Phase 1 inspection?

• Review of available drawings, prior reports and repair records
• Walk-through of common areas, garages, roofs, balconies, walkways and a sample of units
• Visual assessment of load-bearing elements and primary structural members and systems
• A sealed report with a separate summary of material findings and recommendations

What must the Phase 1 report say?

• The seal and signature of the engineer or architect
• The manner and type of inspection
• Any substantial structural deterioration, its extent and recommended repairs
• Whether unsafe or dangerous conditions, as the Florida Building Code defines them, were observed
• Recommended remedial or preventive repairs for damaged items that are not substantial deterioration
• Items requiring further inspection

Timeline from notice to owner summary

• Day 0: certified letter from the building department
• By day 14: association notifies unit owners of the inspection and due date
• By day 180: Phase 1 report submitted to the building department
• Within 45 days of receiving the report: inspector summary to every owner, posted on the property and on the association website if one is required

Frequently asked questions