What SB-4D actually requires
Senate Bill 4D was passed in 2022 in response to the 2021 Champlain Towers South collapse. It created a recurring structural inspection requirement for condominium and cooperative buildings 3+ habitable stories. The inspection has two phases, Phase 1 is a visual assessment by a licensed engineer; Phase 2 is more invasive and triggered only when Phase 1 identifies substantial structural deterioration.
Who's affected
The requirement applies to associations of condominium and cooperative buildings three habitable stories or more, counting stories above grade. Buildings under three stories are not subject. The trigger age is 30 years; for buildings located within three miles of the coastline, the trigger is 25 years. Recurring inspections every 10 years after the initial inspection.
Phase 1 versus Phase 2
Phase 1 is a visual structural assessment by a licensed engineer or architect. The engineer reviews load-bearing elements, building envelope, and primary structural components. If no substantial deterioration is identified, the requirement is satisfied until the next 10-year cycle.
- Phase 1, Visual structural assessment, licensed engineer/architect
- Phase 2, Triggered only by Phase 1 findings; more invasive testing and analysis
- Filing, Required with local building department on the statutory schedule
- Cost, Phase 1 typically $6,000–$18,000; Phase 2 can be substantially more
How Edison coordinates milestone work
Edison doesn't perform the engineering, that's the licensed engineer's job. Edison sources 3 competing engineer bids, coordinates document preparation and site access, reviews the draft report against actual building history, and translates findings into a board-friendly summary plus a funding plan if structural work is required. Filing with the local building department is handled on the statutory timeline.
Milestone inspection vs SIRS
The milestone inspection is a structural condition assessment. The Structural Integrity Reserve Study (SIRS), also created by SB-4D, is a reserve study scoped to the structural components the milestone inspection identifies. They're complementary, often sequenced, milestone first, SIRS second. Most affected buildings need both.