Engineer Sourcing
Three competing bids from FL-licensed structural engineers experienced with milestone work. Scope reviewed for completeness.
compliance · Condo Management
Milestone inspection coordination under Florida SB-4D.
Florida condominium associations 30+ years old (25+ in coastal counties) and three stories or more must commission phased milestone inspections by a licensed structural engineer. Edison handles the engineer engagement, the access logistics, and the board reporting.
Florida Statute § 553.899 · SB-4D
Applies to
Condos 3+ stories
Trigger age
30 yrs (25 coastal)
Cadence
Every 10 yrs after
What the milestone inspection requirement actually is
Florida Senate Bill 4D created the milestone inspection requirement in response to the Champlain Towers collapse. It applies to condominium and cooperative buildings three habitable stories or more. The inspection itself has two phases: Phase 1 is a visual structural assessment by a licensed engineer or architect. If Phase 1 identifies substantial structural deterioration, Phase 2 requires what the statute calls a more invasive inspection, meaning a deeper, hands-on assessment of the affected areas.
The original SB-4D deadlines have largely passed for existing buildings, but the requirement is recurring, every 10 years after the initial milestone inspection. New buildings face their first milestone inspection at the 30-year mark (25 in coastal counties). Edison's milestone inspection coordination is built to run this end-to-end without requiring board members to learn structural engineering.
What Edison handles
What Edison handles around a milestone inspection
Edison doesn't perform the inspection. We handle everything around it.
Document Prep
Building permits, prior inspection history, capital expenditure records, and maintenance logs assembled in advance.
Site Access Coordination
Resident notification, common-area access, roof and equipment access, scheduled so the engineer's site work doesn't drag.
Draft Report Review
Edison reviews the draft against the building's actual capital and maintenance history. Discrepancies flagged for engineer revision before final.
Phase 2 Coordination (if triggered)
If Phase 1 identifies deficiencies requiring Phase 2, Edison coordinates the more invasive inspection on the FL-required timeline.
Board Reporting & Filing
Engineer's findings translated into a board-friendly summary. Filing with the local building department coordinated on the statutory schedule.
The process
How a milestone engagement runs
Typically 90–180 days for Phase 1, longer if Phase 2 is triggered.
01
Scope Confirmation
Edison confirms milestone eligibility, identifies the deadline, and defines the Phase 1 scope with the engineer.
02
Engineer Engagement
Three competing bids sourced. Board selects. Contracting and insurance handled by Edison.
03
Site Work & Report
Engineer performs Phase 1. Edison coordinates access. Draft report reviewed and revised before final.
04
Filing & Follow-up
Filing with the local building department on the statutory timeline. If Phase 2 is triggered, the coordination cycle repeats.
Not sure if your building's milestone is due, or overdue?
Edison's first conversation is free. We'll confirm your statutory status and outline the path forward.
Statutory FAQ
What boards ask about this most
Does our building need a milestone inspection?
If your condominium or cooperative building is three habitable stories or more, yes, at the 30-year mark (25 in counties within three miles of the coastline), and every 10 years after that. Buildings under three habitable stories aren't subject.
What's the difference between Phase 1 and Phase 2?
Phase 1 is a visual structural assessment by a licensed engineer or architect. If Phase 1 identifies 'substantial structural deterioration,' Phase 2 is a more invasive inspection that can include testing, exploratory openings, and engineering analysis. Most buildings stop at Phase 1.
How is this different from a SIRS?
The milestone inspection is a structural condition assessment. The SIRS is a reserve study scoped to the structural components the milestone inspection identifies. They're complementary and often sequenced, milestone first, SIRS second.
What does it cost?
Phase 1 typically runs $6,000–$18,000 depending on building size and complexity. Phase 2 if triggered can run substantially more given the invasive nature of the work. Edison sources 3 competing bids; the board selects.
What if we're past the deadline?
Missing the deadline doesn't eliminate the requirement, it creates compliance exposure and personal liability for board members. Edison's first-step intake is to determine current status, file what's required to demonstrate good-faith remediation, and complete the inspection on the fastest credible timeline.
Who files the report?
The engineer files with the local building department per statute; Edison coordinates the filing and tracks acknowledgment. The board receives a copy of the filed report and the building department's response.
Get started
Milestone compliance, run by people who do this every month.
Tell us about your building's age, location, and inspection history. We'll respond with a proposal, within one business day.