Is Your Realtor In-The-Know?

If you’re thinking of purchasing a condo in Florida, or even if you currently own a condo here, there are some important considerations.

Here’s What’s Involved in the Stricter Inspections for Condominiums

Stricter requirements are now demanded for the inspection and maintenance of condominiums and other high-rise buildings throughout the state of Florida.  Guidelines have been created to prevent catastrophes like the one at the Surfside condominium, from occurring again. It is based on the Florida Building Code and the International Building Code (IBC) and outlines re-inspection requirements at specific milestones during a building’s lifespan. The policy’s primary focus is on preventative maintenance, inspections, and maintaining reserve funds.

The newly passed legislation will require milestone inspections of:

  • condominiums three stories or higher, and within three miles of the coast when the buildings reach 25 years of age
  • of buildings more than three miles inland when they reach 30 years of age
  • Buildings will be required to have an inspection every 10 years thereafter with inspection records made available to buyers, renters, and unit owners

For buildings occupied before July 1, 1992, the first visual inspection (milestone one) must be completed by Dec. 31, 2024. If deficiencies are identified in the milestone one inspection, that triggers a mandatory milestone two inspection which is much more comprehensive. Neither of these inspections are the same as a regular reserve study which includes regular maintenance items.   After Dec. 31, 2024, condo associations will be prohibited from waiving the collection of reserves.  Associations must have enough money in reserves to fund all repairs necessary to maintain the structural integrity of the building.

  • As set forth in the new law, a “milestone inspection” is a very specific type of inspection that must be conducted by either a licensed architect or an engineer authorized to practice in Florida for purposes of attesting to the life safety and adequacy of the structural components of a building.
  • Associations will be responsible for the scheduling and for all the costs arising from the milestone inspections.
  • Local government agencies must provide written notice of the inspection requirement to the associations 180 days before the inspection must be conducted via certified mail, but failure to send these notices does not excuse the association from arranging for the performance of the inspection.

What Does This Mean If You Are Considering Purchasing a Condo

The repairs identified in milestone one and/or two need to be completed in a very short timeframe.  That coupled with the mandatory full funding of reserves, everyone should at least be prepared for large assessments associated with these new standards.

The state of Florida has been commended for emphasizing the critical importance of continued inspection and enforcement of modern building codes to keep buildings and their occupants safe and healthy.