Phase 1 milestone inspection in Orlando

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 Orlando sets for Phase 1

• The city mails certified letters to associations whose inspection is due, and the inspection is due within 180 days of receiving the letter unless an earlier legacy date applies.
• The Phase One report and forms are uploaded through the city's online form; the city aims to respond within one business day and then allows five business days for review.
• 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.
• The city takes milestone questions at 407.246.3443.

How we handle Phase 1 inspections 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 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