Condo Safety Florida
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Phase 1 milestone inspection

Due within 180 days of your building department's notice.

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Your building department decides if salt water means a 25-year inspection.

We arrange the Phase 1 inspection with a Florida-licensed engineer or architect, coordinate access and the 14-day owner notice, and track the report to the building department.

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  • Free, no-obligation proposal
  • Inspections by Florida-licensed engineers and architects
  • Milestone, SIRS and recertification deadlines

The short answer

Phase 1 is a visual examination of the habitable and non-habitable areas of the building, including its major structural components, with a qualitative assessment of structural condition by a Florida-licensed architect or engineer. It must be completed within 180 days of the building department's written notice, and it counts as complete when the professional submits the report to the department. If no substantial structural deterioration is found, Phase 2 is not required (s. 553.899(6) and (7)(a)).

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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 happens in a Phase 1 inspection?

Sounding hammer, flashlight, tape measure, chalk, a concrete core sample and a notebook laid out on concrete
  • 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
[1]

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
[1]

Timeline from notice to owner summary

Condominium lobby mail room with brass mailboxes and a certified letter with a green return receipt card on the counter
  • 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
[1]

Frequently asked questions

Is Phase 1 always followed by Phase 2?

No. Phase 2 is required only when Phase 1 identifies substantial structural deterioration. OPPAGA's data shows 8,736 Phase 1 and 1,575 Phase 2 inspections completed across 2024 and 2025.

Can Phase 1 and Phase 2 be done at once?

OPPAGA found some jurisdictions in Broward, Miami-Dade and Palm Beach accept one combined Phase 1 and 2 inspection. Ask your building department.

What if we cannot finish in 180 days?

The building department may extend the initial deadline for good cause, for example a signed contract with an architect or engineer where the inspection cannot reasonably be completed in time. Ask early.

Sources

  1. s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
  2. Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
  3. Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
  4. Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
  5. Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
  6. Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
  7. Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
  8. Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
  9. Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
  10. Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.

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