Condo Milestone Inspection Support in Fort Lauderdale
Florida's milestone inspection law has tight deadlines and serious consequences. We handle the structural repairs your engineer flags — start to finish, on the inspector's clock.
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Repairs That Keep Your Building Inspection-Ready
Condo milestone inspection support in Fort Lauderdale has become one of the most time-sensitive services we provide — because Florida's SB 4-D law has created hard deadlines for condominium buildings that cannot be extended and cannot be ignored. Since the 2021 Surfside collapse, Florida law now requires milestone structural inspections for condominium and cooperative buildings three stories and taller, with strict timelines for completing required repairs. At Planet Construction FL, we work alongside structural engineers to execute the repair scope identified in milestone inspection reports — efficiently, compliantly, and with the documentation your building needs to close out its findings.
The Inspection Clock Doesn't Stop
Florida's milestone inspection law gives condo associations strict deadlines, mandatory engineering reports, and zero tolerance for delays. Once your engineer's report identifies structural deficiencies, the clock starts — and missing the repair window can trigger fines, special assessments, and serious legal exposure for the board. Most boards aren't equipped to manage this kind of contractor coordination on top of everything else.
A Contractor Who Knows the Process
We work directly with your engineer's report, executing every flagged repair to spec and keeping the board informed at every step. Our crews understand SB 4-D timelines, documentation requirements, and the kind of evidence inspectors need to sign off. Whether it's spalling columns, cracked balconies, waterproofing failures, or structural members, we handle the work and the paperwork.
What Is Florida SB 4-D and Who Must Comply?
Florida Senate Bill 4-D, passed in response to the 2021 Champlain Towers collapse in Surfside, establishes new mandatory structural inspection requirements for condominium and cooperative buildings three stories or taller. Under SB 4-D, buildings must complete a Phase 1 milestone inspection — a visual structural assessment by a licensed engineer or architect — within specific timeframes based on the building's age and coastal location. Buildings 30 years old or older within three miles of the coastline must comply first. Buildings 25 years old or older in other locations have their own timelines. Failure to complete inspections and execute required repairs within the law's timelines carries significant penalties and can trigger state action against the condominium association.
Milestone vs. 40-Year Recertification — Understanding the Difference
Fort Lauderdale building owners and condo associations are navigating two overlapping compliance requirements that are sometimes confused. The SB 4-D milestone inspection is a statewide requirement applying to condominiums and co-ops three stories and taller, managed through the Florida Department of Business and Professional Regulation. Broward County's 40-year recertification is a local requirement applying to all commercial buildings 40 years old, managed through the Broward County Building Department. The two programs have different thresholds, timelines, and reporting structures — but both ultimately require structural deficiencies to be identified and repaired. Many Fort Lauderdale condominium buildings are subject to both programs simultaneously, and Planet Construction FL coordinates compliance with both as part of an integrated repair scope where applicable.
Common Findings in Milestone Inspection Reports
After nearly four years of SB 4-D milestone inspections in South Florida, a clear pattern of common structural findings has emerged in Fort Lauderdale's building stock. Concrete spalling on parking garage columns, ceilings, and beams — driven by rebar corrosion — is the most frequently cited deficiency. Balcony and catwalk structural condition issues, including spalling, railing code compliance failures, and waterproofing deficiencies at the balcony-to-building interface, appear in the majority of reports for older multi-story condominiums. Expansion joint failures in elevated parking decks and corridor slabs are common. Foundation and below-grade waterproofing conditions are flagged in coastal buildings with high water tables. Planet Construction FL has extensive experience executing repairs across all of these deficiency categories — we know what inspectors are looking for and how to close out findings efficiently.
How Planet Construction FL Helps After Your Inspection
Once your milestone inspection report is in hand, the clock starts on completing the identified repairs. Planet Construction FL reviews your inspection report, develops a detailed repair scope that addresses every structural deficiency identified, and provides a written estimate and project timeline. We coordinate directly with your structural engineer of record to ensure our repair approach satisfies the engineering requirements for closing each finding. Throughout the repair project, we maintain documentation — photographs, material certifications, inspection records — in the format needed to demonstrate to the building department and the engineer that each deficiency has been properly addressed. When repairs are complete, we support the engineer's final inspection and report submission to close out the milestone inspection process for your building.
Frequently Asked Questions
What happens if our condo doesn't complete milestone inspection repairs on time?
Florida's SB 4-D law provides the state with authority to take significant action against associations that fail to comply — including imposing fines, restricting occupancy, or requiring evacuation of buildings with serious structural deficiencies. Condo associations should treat the inspection and repair timelines as hard deadlines. If your building has already missed its Phase 1 inspection deadline, the priority is completing the inspection and contacting a repair contractor immediately to understand the timeline for addressing findings.
Do we need a general contractor for milestone inspection repairs?
Structural concrete repairs identified in a milestone inspection report require a licensed general contractor to execute. The scope of work must also be overseen by the structural engineer of record who produced the inspection report or another licensed engineer engaged for the repair phase. Planet Construction FL is a licensed general contractor in Florida and works directly with your engineer of record to execute repairs per the approved repair design.
Can we phase milestone inspection repairs over multiple years?
The law requires repairs to be completed within specific timeframes from the inspection report date — typically one year for Phase 1 findings, with extensions available in limited circumstances. Whether phasing is permissible depends on the severity of the findings and the timeline established in your inspection report. We advise engaging a repair contractor as soon as the inspection report is received to understand the timeline requirements and plan accordingly — not after the deadline has passed.
How does Planet Construction FL coordinate with our structural engineer?
We work directly with your engineer of record throughout the repair process — from scope development through final inspection. Our project managers communicate regularly with the engineer on repair progress, material submittals, and any field conditions that vary from the original scope. We provide the engineer with all documentation needed to approve the completed repairs and issue the final certification that closes out your building's milestone inspection requirement.
