Broward Condo Milestone Inspections, Explained

Are you eyeing a condo in Fort Lauderdale or thinking about selling your unit? You have likely heard about Florida’s new “milestone inspections.” These inspections are reshaping how buyers, sellers, and associations plan for condo ownership in Broward County. In this guide, you will learn what milestone inspections are, how they affect pricing and financing, and the exact documents and questions that help you make a smart decision. Let’s dive in.

What are milestone inspections?

Florida adopted mandatory structural inspections for many condominium buildings after the 2021 Surfside tragedy. Associations must arrange an initial milestone inspection once a building reaches a set age threshold, which can vary by coastal proximity. After that, buildings are typically re-inspected on a recurring schedule, often every 10 years.

These inspections are completed by a licensed engineer or architect. The final report identifies structural and life-safety concerns and recommends repair timelines. Associations are expected to share these reports with unit owners, and buyers can request them during due diligence.

Which Broward buildings are affected?

In Broward County and the City of Fort Lauderdale, many mid to high-rise condos are within coastal proximity, so they often face earlier inspection timelines. If you are considering a building that is approaching or past the milestone age, plan on inspection reports being part of your review.

Local permitting and recertification steps may also apply. Broward County and Fort Lauderdale building departments oversee permits for major repairs and can require follow-up inspections before work is considered complete. Your association should be prepared to show permit records for any structural work tied to a milestone report.

What the inspection covers

Visual structural assessment

A milestone inspection is usually visual and nondestructive. Engineers and architects review primary structural elements such as foundations, columns, beams, slabs, exterior walls, balconies, parking structures, roofs, and waterproofing. If they see signs of distress, they may recommend more invasive testing like core samples or materials analysis.

Findings and deliverables

The report documents observed conditions, categorizes severity, and lists recommended actions and timelines. It will note any immediate safety issues and whether temporary closures or protective measures are recommended. The report often becomes the basis for updated budgets, reserve contributions, and repair plans.

Reserve studies and funding

What a reserve study does

A structural reserve study estimates the remaining useful life and replacement cost of major components and recommends how much the association should contribute to reserves each year. When an inspection uncovers deficiencies, the reserve study is often updated to reflect new timelines and costs.

How findings affect your wallet

If repairs are significant, associations may fund them through existing reserves, increased regular assessments, or special assessments approved under condo documents and Florida law. Buyers should factor these costs into ownership plans, and sellers should be ready to discuss how their association is funding required work.

How milestone reports change buying and selling

Buyer impacts

Inspection findings can influence loan approval, interest in the building, and closing timelines. Lenders may request documentation on repairs, funding sources, and the status of any assessments. If the report points to large upcoming projects, you can negotiate price reductions, credits, or escrow holdbacks tied to repair milestones.

Seller considerations

Be transparent and organized. Provide the latest milestone inspection, reserve study, board minutes that discuss repairs, and any assessment notices. You can help buyers feel confident by showing a clear plan, including contractor bids, permit status, and projected timelines. Address urgent safety items when possible before listing.

Insurance and lender views

Associations with unresolved structural issues or very low reserves may face tighter lender and insurer scrutiny. Master insurance policies, deductibles, and excluded perils also matter because they can affect whether owners face supplemental assessments after a loss.

Smart due diligence checklist for Broward condos

Use this checklist before you make an offer or accept one:

• Most recent milestone inspection report, with any addenda.
• Latest structural reserve study and at least one prior study for trend comparison.
• Board meeting minutes for the last 12 to 36 months that discuss inspections, bids, repairs, or assessments.
• Current operating budget, most recent financials, and detailed reserve balances.
• Any approved or proposed special assessments, including amount per unit and payment schedule.
• Contractor bids, executed contracts, and project schedules tied to inspection findings.
• Evidence of required permits and any city or county correspondence about the work.
• Association master insurance declarations, including policy limits and deductibles.
• Any pending claims, litigation, or code violations related to building structure.

Exact questions to ask the association and your agent

• Has the building completed a milestone inspection? What is the date and can I review the full report?
• Did the report note any immediate safety items? What actions were taken and when?
• What is the plan and timeline to address all findings? Are bids and permits in place?
• How will repairs be funded? Will reserves, increased dues, or special assessments be used?
• Are special assessments already approved? What is the amount per unit and payment timing? Is unit owner financing available?
• What is the current reserve balance and the recommended annual contribution after the updated reserve study?
• Are there any outstanding code violations or orders from Broward County or the City of Fort Lauderdale?
• Have lenders or insurers placed any restrictions on the building pending repairs?

Seller-specific questions:

• Which inspection and reserve study documents have you received from the association, and will you provide them to buyers?
• Are there pending assessments that will transfer to the buyer at closing, and how will they be prorated under the condo documents?

Questions for your agent:

• Is the building within a coastal zone that triggers an earlier inspection timetable?
• Have recent sales in the building been affected by inspection findings or assessments?
• Do association documents include a right of first refusal, rules on special assessments, or rental limitations that could affect demand and valuation?

Local steps and records in Fort Lauderdale

You can often confirm whether repairs have been permitted and inspected by checking Broward County Building Code Services and the City of Fort Lauderdale Building Services. Permit portals typically allow searches by address or parcel number. Look for permit issuance, contractor details, inspection results, and final signoffs that match the scope in the engineer’s report.

For current legal details and timelines, verify with Florida’s Department of Business and Professional Regulation guidance and the Florida Condominium Act. Local building departments can explain permit requirements for structural work identified in milestone reports.

Red flags to watch for

• No milestone inspection or reserve study for a building that appears at or past the milestone age.
• Reports listing immediate safety issues without evidence of repairs underway.
• Very large proposed assessments with no clear funding plan, schedule, or contractor selection.
• Reserve balances that appear low relative to identified needs in the reserve study.
• Major work performed without permits or by unlicensed contractors.
• Master insurance with very high deductibles or exclusions that overlap with identified structural risks.
• Ongoing litigation about construction defects or failure to maintain common elements.

Pricing and negotiation playbook

For buyers:

• Ask for a price reduction or a closing credit if the report shows large near-term costs.
• Request escrow holdbacks or proof of association financing for repairs before closing.
• Add contract language requiring disclosure of upcoming assessments and board vote outcomes.

For sellers and boards:

• Share bids, budgets, and timelines that address urgent items first and schedule the rest.
• Consider phased work plans to reduce disruption and closing risk.
• Coordinate early with the title company for an accurate estoppel letter that reflects the latest board decisions.

For everyone:

• Engage your lender early if the building has recent findings or limited reserves. Mortgage programs may have different rules for condos with pending repairs.

What to do next

If you are buying, build your offer around documents, timelines, and funding clarity. If you are selling, get ahead of questions by gathering reports and showing a credible plan for repairs and reserves. In either case, consider consulting a licensed engineer for technical insights and a real estate attorney for questions about assessments, contracts, and voting.

Ready to talk through a specific Broward condo or a building you manage? Reach out to Marlene Harrison - FL for clear guidance, local insight, and a plan that fits your goals.

FAQs

What is a Florida condo milestone inspection and why does it matter?

• It is a required structural assessment by a licensed engineer or architect once a building reaches a set age, then on a recurring schedule. It identifies life-safety issues and informs repair and reserve plans.

How do milestone inspections affect Fort Lauderdale condo buyers?

• Findings can impact pricing, loan approval, insurance, and closing timelines. You may negotiate credits or escrow and your lender may request documents that prove repairs and funding.

What documents should I request before buying a Broward condo?

• Ask for the latest milestone inspection, reserve study, board minutes, budgets, reserve balances, assessment notices, bids, permits, insurance declarations, and any litigation details.

Who pays for inspection-recommended repairs in a condo building?

• The association is responsible for common-area repairs and typically funds them through reserves, increased dues, or special assessments approved per condo documents and Florida law.

Where can I verify permits and repair status in Fort Lauderdale?

• Check Broward County Building Code Services and the City of Fort Lauderdale Building Services permit records to confirm issued permits, inspections, and final approvals tied to the work.