Phase 2 milestone inspection
Testing and a repair program when Phase 1 finds deterioration.
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We arrange the Phase 2 testing with a Florida-licensed engineer or architect, coordinate unit access and shoring with your manager, and help the board plan the repairs that follow.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Phase 2 is required only when Phase 1 identifies substantial structural deterioration. It may use destructive or nondestructive testing at the inspector's direction, as extensive as needed to confirm the building is safe and recommend a repair program. A progress report with a timeline is due to the building department within 180 days of the Phase 1 report, and repairs must commence within 365 days of the Phase 2 report (s. 553.899(7)(b) and (11)).
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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 repair costs in the state data
OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.
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.[1]
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
| Permit value band | Number of permits |
|---|---|
| $0 to $1,000 | 36 |
| $1,001 to $25,000 | 215 |
| $25,001 to $50,000 | 70 |
| $50,001 to $100,000 | 56 |
| $100,001 to $250,000 | 101 |
| $250,001 to $500,000 | 55 |
| $500,001 to $1,000,000 | 44 |
| Over $1,000,000 | 56 |
Frequently asked questions
Will Phase 2 damage units?
Destructive testing opens small areas, and the statute asks the inspector to choose locations that are least disruptive and easiest to repair while still representative. The proposal should say who restores test locations.
Can the Phase 2 engineer also design or do the repairs?
An architect or engineer who bids on the milestone inspection must disclose in writing any intent to bid on the repairs, and a repair contractor may not have an undisclosed interest in the inspection firm. Undisclosed contracts are voidable.
Sources
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. 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.
- Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. 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.
- 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.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
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