Phase 2 milestone inspection in Pinellas County

Who this is for

Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.

Phase 2 in Pinellas County

• For Phase 2, the county page notes the inspector prefers the least disruptive and most easily repaired locations for testing.
• In the state's 2024 data, 8 Pinellas buildings were found unsafe or uninhabitable after milestone inspections, out of 30 statewide and behind only Osceola County.
• Ordinance 24-18 sets the county process, and associations register on the Pinellas County Access Portal before reports can be filed.
• The county says that if a building is in a Special Flood Hazard Area, the 49% rule applies to repairs, which can change the scope and cost of a large repair project.
• The county describes Phase 1 as a visual examination of the habitable and non-habitable areas of the building by a Florida architect or engineer, who decides whether Phase 2 testing is needed.

How we handle Phase 2 inspections in Pinellas County

Pinellas splits the filing by jurisdiction. If your building is in unincorporated Pinellas or one of the seven towns the county serves, the report goes through the county's Access Portal after registration; if it is in St. Petersburg, Clearwater or another city, it goes to that city. We confirm the right office before the inspection, so the sealed report lands where the clock is running.[1]

Permits in Pinellas County

• Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal

What does Phase 2 testing involve?

The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[3]

Phase 2 deadlines

• Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
• On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
• Within 45 days of receiving it: summary to every owner
• Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy

Frequently asked questions