Florida Milestone Inspections Explained

One of the clearest lessons on milestone inspections came from a price gap, not a property tour. Two nearly identical condos, a few blocks apart — one priced $75,000 below the other. On paper it looked like a pricing mistake, or maybe a motivated seller.

It wasn’t either. The answer was sitting in the building’s milestone inspection report. Once we walked through the findings and the repairs on the horizon, the $75,000 stopped looking like a discount and started looking like the market doing its job.

💡 Jason’s Tip: A beautiful unit is important, but so is understanding the building you’re buying into. That price gap wasn’t a discount — it was the market pricing in a cost that hadn’t been billed yet.

• ⚠️Focusing on unit condition and finishes while never asking about the building’s inspection status.
• ⚠️Assuming a lower price on a comparable unit is just a negotiating opportunity.
• ⚠️Sellers hoping a price cut alone will move a listing without addressing the inspection report.
• ⚠️Not checking whether a required inspection is overdue — itself a red flag.

Florida’s milestone inspection requirement (30 years inland, 25 years within three miles of the coast, then every 10 years after) hits most of Miami Beach, Brickell, and the barrier islands harder than inland Florida markets, since so much of the inventory here is older coastal high-rises.

Two nearly identical units are listed a few blocks apart. Unit A’s building passed its milestone inspection with no issues flagged. Unit B’s building is overdue for its inspection and hasn’t scheduled one yet. Even though Unit B might turn out fine, the uncertainty alone is often reflected in a lower asking price.

Phase 1 milestone inspections are visual/structural reviews; if issues are found, a more detailed (and more expensive) Phase 2 inspection follows. Inspection reports are public record. If a Phase 2 inspection identifies substantial deterioration, expect the conversation to move quickly toward repair costs and a possible special assessment.

Are milestone inspection reports public?

Yes — they’re public record, and your agent can request the building’s inspection history.

What happens if a building fails its Phase 1 inspection?

It moves to a more detailed Phase 2 inspection, which identifies specific repairs and costs.

Does a passed inspection mean no financial risk?

Not on its own — pair it with the SIRS report and reserve funding status.

Who pays for milestone inspection repairs?

The condo association is responsible by law. In practice, costs are passed to unit owners through reserve funds or a special assessment if reserves fall short.

Can a sale still close if a building is overdue or failed its inspection?

Often yes, but buyers, sellers, and lenders will want full visibility into the findings and any planned assessment before moving forward — it’s a disclosure and negotiation issue, not usually a legal bar to closing.

How can I find out if my building already completed its inspection?

Ask the association directly, or request the public record from the local building department. I can also help track this down for a building you’re considering.

What happens if an association misses its milestone inspection deadline?

Buildings can face fines (commonly cited around $500/day), code enforcement referrals, and in serious cases, orders affecting occupancy — check with the local building department for specifics.