Coastal 25-year inspections in Orlando
Your building department, not a fixed 3-mile line, decides.
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We arrange and coordinate the 25-year coastal rule for condo and co-op associations in Orlando, working to the rules of the City of Orlando Building Official from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Whether a Orlando building's first milestone inspection comes at 25 or 30 years is a local decision under s. 553.899(3)(b), based on circumstances such as proximity to salt water. Orlando's page shows both 30 and 25 or 30 years, so confirm the trigger with the building official. Orlando's page has no coastal or salt water rule.
Last updated
25 or 30 years in Orlando
- The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.
- Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule.
- In the state's data, Orange County had 1 building found unsafe or uninhabitable in 2025, and neighboring Osceola County had 10 in 2024, the most of any county that year.
How we handle the 25-year coastal rule in Orlando
Orlando's process is quick on paper. Phase One goes in through an online form with a response promised within one business day, and Phase Two forms go by email to the building official. The open question is the trigger, since the city page shows both 30 and 25 or 30 years, so we confirm the date with the building official before the board budgets.[1]
Permits in Orlando
- City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando
What changed in 2023?
SB 4-D (2022) made 25 years automatic for buildings within 3 miles of a coastline. SB 154 (2023) replaced that with the local enforcement agency's decision based on local circumstances such as proximity to salt water. Many guides, and some search answers, still quote the old automatic rule.[5][4][3]
| Topic | Rule in Orlando | Source |
|---|---|---|
| Buildings covered | Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. | City of Orlando |
| Notice | Inspections are due within 180 days of the city's certified letter. | City of Orlando |
| Filing | Phase One reports go in through Orlando's online form, with a response within one business day. | City of Orlando |
| Repairs | Orlando gives 365 days after submitting to pull a repair permit. | City of Orlando |
| Contact | Orlando takes milestone questions at 407.246.3443. | City of Orlando |
Frequently asked questions
Is Orlando on a 25-year or a 30-year schedule?
Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule. Your notice letter is the deciding document if anything on a website differs.
Is Orlando 25 or 30 years?
The city page shows 30-year deadlines in one place and 25 or 30 years in another. Confirm with the building official before relying on either.
Our condo units are in a former apartment complex. Do we need a milestone inspection in Orlando?
Orlando's page says the requirement includes condos within an apartment community, as long as the building is three stories or taller.
Sources
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. 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.
- Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Condominium Inspections FAQ, City of Cape Coral, City of Cape Coral. Accessed October 28, 2026.
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). Accessed October 28, 2026.
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