Milestone Inspections

Milestone Inspections are an essential part of proactive property management. Gain insights into your building’s structural health and condition, enabling early issue identification and compliance with regulations.

Milestone Inspection Proposal Checklist Forms

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What are Milestone Inspections?

Milestone Inspections are a vital component of proactive property management, focusing on condominium and cooperative buildings of three or more stories in Florida. These inspections are done in two phases.

Phase 1 is an initial visual inspection to determine basic structural integrity. A Structural Engineer will look at the building structure to observe any problems. The purpose of the required inspection and report is to confirm that the building or structure is safe for continued use under present occupancy. The inspection will determine the general safety and structural condition of the building(s). If “substantial structural deterioration” is found a PHASE 2 inspection will need to be conducted.

Phase 2 is triggered if problems are discovered in Phase 1. Phase 2 will continue to define the scale of the problem and the plan for repairs. The scope of a Phase 2 report will depend on the problems identified.

Who Might Benefit from Milestone Inspections?

Milestone Inspections offer value to various stakeholders, including:

Building Owners and Associations: Ensure the safety and durability of your property. Milestone Inspections aid in strategic planning and maintenance.
Property Managers: Stay ahead of maintenance needs and make well-informed decisions based on timely assessments.
Real Estate Professionals: Milestone Inspections provide crucial insights during property evaluations, helping in transparent transactions.
Financial Institutions: Accurate structural evaluations guide lending decisions for long-term value.

Milestone Inspections and Senate Bill 4D

The passage of Senate Bill 4D underscores the importance of proactive property inspections, making Milestone Inspections even more relevant. The bill mandates milestone inspections for buildings that meet specific age and proximity criteria. By aligning with the requirements of Senate Bill 4D, Milestone Inspections ensure compliance, enhance safety, and contribute to overall property value.

Frequently Asked Questions

How often are Milestone Inspections conducted?

Milestone Inspections are typically conducted when a building reaches 30 years of age and every 10 years thereafter. However, local regulations and environmental conditions may influence the frequency.

Who performs Milestone Inspections?

Qualified architects or engineers conduct Milestone Inspections to ensure accurate and comprehensive assessments.

How can Milestone Inspections benefit my property?

Milestone Inspections empower proactive maintenance, early issue detection, and compliance with building regulations.

Is Milestone Inspection compliance required by law?

Senate Bill 4D introduces requirements for certain milestone inspections, highlighting the importance of regular assessments for building safety.

Ray Engineering, Inc. designed our Property Condition Assessment to determine the present physical condition of the project and its improvements. We help determine any future anticipated issues, which may result in a financial risk or liability.

The PCA process includes:

A visual walk-through to observe the existing conditions.
Review of the available construction documentation, public records and current budgets.
Deciphering the information gathered and presenting it with intelligence for repair or further detailed review if the issues cannot be determined through visual observation alone.

Property Condition Reports contain a property description (site, buildings, history and maintenance) and a review of the following building components:

Site Improvements (Access, Parking, Paving/Drainage, Walks/Curbs, Utilities, Lighting, Landscaping/Irrigation, Fences/Walls, Signage and Disabled Accessibility/ADA).
Building Improvements (Foundation, Structure, Floor Construction, Exterior Wall Construction, Roof and Canopy Construction, Windows, Doors, Balconies/Terraces, Stairs, Interior Floors & Walls and Appliances/Cabinets, Disabled Accessibility/ADA)
Building Mechanical, Plumbing & Electrical Systems (HVAC, Plumbing, Electrical, Vertical Transportation, Fire Protection/Life Safety Systems)
Tenant Spaces (Interior Finishes, Kitchen Appliances, HVAC, Plumbing/Fixtures, Electrical, Fire Protection/Life Safety Systems)
Other Issues (e.g., Fixtures, Furnishings and Equipment (FF&E) for hotels, more detailed mechanical studies, more detailed ADA surveys, etc.) — these issues can be included in a property condition report, but must be discussed prior to being proposed.

Department of Community Affairs Projects are ones in which we perform various duties which may include Pre-Construction Analysis, Construction Monitoring, and/or Final Inspections.

Forensic Engineering is essentially the investigation of materials, products or structures that fail or do not operate or function as intended causing personal injury or property damage. The field also deals with retracing the process and procedures leading to accidents or structural failures.

Ray Engineering has performed forensic evaluations for over 30 years in the civil and structural engineering field. We also provide expert testimony in dispute resolution including settlement discussions, mediation arbitration and trial in court.

Typical services include:

Review of plans and specifications to ensure completeness and conformance with current codes and standards.
Cost analysis to ensure construction budgets are sufficient to construct the projects as defined by the contract documents.
Conduct periodic site inspections to monitor construction progress and ensure conformance with plans and specifications.
Monitor construction progress for compliance to plans and specifications and provide a letter of acceptance upon completion of work.
Prepare detailed written reports for all services noted above.

Preparation of design plans and specifications for structural restoration.
Monitoring of the restoration work.
Certification of restoration work.
Review and analyze structural concerns including settlement problems, exterior deck, handrail or walkway problems, roof leaks or problems that could impact the structural integrity of a building.
Evaluate drainage issues and suggest corrective measures.

Commercial/Residential/Office Buildings

The purpose of the Physical Needs Assessment is to identify and provide cost estimates for the following key items:

Immediate Physical Needs – repairs, replacements and significant maintenance items which should be done immediately.
Physical Needs Over the Term – repairs, replacements and significant maintenance items which will be needed over the term of the mortgage and two years beyond.

As part of the process, instances of deferred maintenance are also identified.

The assessment is based on the evaluator’s judgment of the actual condition of the improvements and the expected useful life of those improvements. It is understood that the conclusions presented are based upon the evaluator’s professional judgment and that the actual performance of individual components may vary from a reasonably expected standard and will be affected by circumstances which occur after the date of the evaluation.

A Transition Study or Developer Turn-Over Report is prepared when your community is being turned over to the Home Owner’s Association by the developer. These studies are often performed in conjunction with a Capital Reserve Analysis. The study consists of a thorough inspection of the common elements of the community. The study documents any design, construction, building codes or condition defects. This study, which is conducted by a professional engineer, provides an independent expert opinion on the recommended remediation of the defects along with the estimated costs to remediate the defects.

The goal of the Transition Study is to assist the community in avoiding costly defect litigation by having the defective items corrected by the developer or reach a fair settlement.

The Transition Study includes:

A review of each of the common elements of the community
The condition of each of the common elements and a list of all of the elements that exhibit effects and require remediation, modification or replacement
Cost estimates, including labor and material for the repair or replacement
A detailed narrative report, including photographic documentation, which describes the defect or code violation and recommendations for remediation

Our engineers have the Community Associations Institute designation of Reserve Specialists.

Many associations are putting together budgets for future repairs and replacements of all common elements and this helps assist with that process. The Capital Reserve Analysis includes a review of the property with input from Board Members, Property Manager and Maintenance Supervisor

The Capital Reserve Analysis includes:

Objective
Procedures and Limitations
Property Description and Condition
Estimate of Repairs
Budget
Photographs
Review with Board Members and Property Manager