“Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing elements and the primary structural members and primary structural systems as those terms are defined in s. 627.706, Florida Statues, by an architect licensed under chapter 481, Florida Statutes or engineer licensed under chapter 471, Florida Statutes authorized to practice in this state for the purposes of attesting to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building. The purpose of such inspection is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the firesafety code.

“Substantial structural deterioration” means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

Who is required?

All condominium and cooperative association buildings that are three stories or more in height. The initial inspection is required 30 years after receiving a Certificate of Occupancy, except for Coastal Buildings, within three miles of salt water, must have their first inspection 25 years after receiving a Certificate of Occupancy. After the initial inspection is completed, an inspection is required every 10 years thereafter.

Buildings with a Certificate of Occupancy dated before July 1, 1992, must have the first milestone inspection by December 31, 2024. Buildings with a Certificate of Occupancy date between July 1, 1992 and December 31, 1994, must have the first milestone inspection by December 31, 2025. All other buildings, with a Certificate of Occupancy date on or after January 1, 1995, must have their first milestone during the year in which the building reaches 30 years of age, based on the certificate of occupancy.

Coastal buildings with a Certificate of Occupancy dated before July 1, 1997, must have the first milestone inspection by December 31, 2024. Coastal buildings with a Certificate of Occupancy date between July 1, 1997 and December 31, 1999, must have the first milestone inspection by December 31, 2025. All other coastal buildings, with a Certificate of Occupancy date on or after January 1, 2000, must have their first milestone during the year in which the building reaches 25 years of age, based on the certificate of occupancy.

Exemptions: These requirements do not apply to a single-family, two-family, three-family, four-family dwelling with three or fewer habitable stories above ground.

What is the inspection?

A milestone inspection consists of two phases:

(a) For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, phase two of the inspection, as provided in paragraph (b), is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an inspection report.

(b) A phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection shall prepare and submit an inspection report.

Requirements of report

Report Form:

Per Florida Building Code - Existing Building, Chapter 18, Milestone Inspection Reports must be on the following forms:

• Phase 1 Milestone Inspection Report Form
• Phase 2 Milestone Inspection Report Form

Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium association or cooperative association, and to the building official of the local government which has jurisdiction.

The inspection report must, at a minimum, meet all of the following criteria:

• Bear the electronic signature, digitally signed with either a self-certified seal for architects or a third-party vender for engineers as stated by Statute for the respective design professional requirements.
• Indicate the manner and type of inspection forming the basis for the inspection report.
• Identify any substantial structural deterioration, within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration.
• State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed.
• Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration.
• Identify and describe any items requiring further inspection.

How to Add a Design Professional

Your design professional performing your inspection(s) will be required to notify Collier County via email to be added to the Milestone Record. No documents can be uploaded until they have been added to a milestone inspection project.

New users must register for a GMCD Public Portal account to submit permits or planning projects electronically. Click here to go to the GMCD Public Portal and begin the registration process.

Requests to be added should be completed using the provided form. Add a design professional

Email request to MilestoneInspections@colliercountyfl.gov

Submitting Inspection Reports & Letters

Milestone Inspection Reports must be on the following forms:

• Phase 1 Milestone Inspection Report Form
• Phase 2 Milestone Inspection Report Form

General Considerations and Guidelines

All documents will be uploaded to the open conditions on the GMCD Public Portal.

When the design professional is logged into their account, all associated Milestone Inspection Records will be located under “my items”.

Expand the dropdown titled “My Planning Applications”. Click on “View Open Conditions”. Locate the open condition. Choose a document and select Upload Documents.

For step-by-step instructions please visit Uploading to Conditions

1. If the phase 2 milestone inspection report determines that the building is in need or repairs, a permit must be applied for within 150 days.
   • Permits for repair work must be applied by a contractor or design professional on the GMD Public Portal.
2. When any structural repairs or modifications are required, the responsible engineer or architect who has performed the Milestone Inspection shall provide the Building Official with a letter indicating whether the building or structure may continue to be safely occupied while the building or structure is undergoing repairs. Such letter shall be valid for no more than 180 days, and a new letter shall be issued if repairs or modifications remain ongoing.
   • This letter will be uploaded to the open condition on the Milestone Record.
3. All repairs for Substantial Structural Deterioration must be commenced within 365 days of receipt by the Building Official of the phase two Milestone Inspection report.
4. Once all applicable repairs are completed, the engineer(s) or architect(s) providing the Milestone Inspection report must provide an amended report indicating that the building or structure is safe for continued use under the present occupancy.
   • This letter will be uploaded to the open condition on the Milestone Record.

Note: You must submit the required reports before undergoing any repairs.

If Phase 1 report is satisfactory:

The design professional and association will receive, via email, a letter stating that the milestone inspection has been completed. Included will be the date of your next, 10-year, inspection.

If repairs were needed:

Associated building permit will be required to receive a Certificate of Occupancy or Completion.

Once all applicable repairs are completed, the engineer(s) or architect(s) providing the Milestone Inspection report must provide an amended report indicating that the building or structure is safe for continued use under the present occupancy.

After this report has been completed, the design professional and association will receive, via email, a letter stating that the milestone inspection has been completed. Included will be the date of your next, 10-year, inspection.

Any outstanding fees will be required to be paid.

Fees

• Report Fee: $50 per report
• Extension Fee: $150

The condominium association or cooperative association is responsible for all costs associated with the inspection.

Extensions

Phase 1:

To request an extension, provide a letter from the architect or engineer that has been contracted to perform the Phase 1 Milestone Inspection. This letter must be digitally signed and contain the scheduled completion date. The report must be provided within 10 business days of this date. 

Phase 2:

• Phase 2 Inspection Report submittal: One 60 day extension
• Permit Application: One 60 day extension

One 60 day Phase 2 Inspection report extension can be issued. If the progress report or inspection report cannot be provided within the deadline, an extension is required. To request an extension, a written request from the architect or engineer must be provided. This letter must be digitally signed and contain a statement that the building may continue to be occupied while undergoing inspection.

One 60 day Permit Application extension can be issued. If the permit cannot be obtained within 150 days of the Phase 2 inspection, an extension is required. To request an extension, a written request from the architect or engineer must be provided. This letter must be digitally signed and contain a statement that the building may continue to be occupied while undergoing inspection.

Requests should be uploaded to the Phase 1 or Phase 2 Milestone condition on the GMCD portal.

Penalties

If any person, firm or corporation, whether public or private, or other entity fails or refuses to obey or comply with or violates any of the provisions of this Ordinance, such person, firm, corporation or other entity, upon conviction of such offense, shall be guilty of a misdemeanor and shall be punished by a fine not to exceed Five Hundred Dollars ($500.00) or by imprisonment not to exceed Sixty (60) days in the County Jail, or both, in the discretion of the Court. Each violation or non-compliance shall be considered a separate and distinct offense. Further, each day of continued violation or non-compliance shall be considered as a separate offense.

If a condominium association or cooperative association fails commence repairs, for Substantial Structural Deterioration identified in a phase two inspection report, within 365 days of receipt of a phase two report, the Building Official must review and determine if the building is unsafe for human occupancy.

All Milestone Buildings by Year

2024 Milestone Buildings

2025 Milestone Buildings

2026 Milestone Buildings

2027 Milestone Buildings

2028 Milestone Buildings

To check the status of a Milestone Inspection, you will need the Reference Number (PL), the address, or the building name. All reports and letters are available in Documents & Images on the GMCD portal.

Building reference numbers can be located here.

Search for a Milestone Inspection on the GMCD public portal.

 Status Information:

• Open - Open for Uploads: Milestone Inspection is not due at this time
• MI Phase 1: Initial Milestone letter has been sent out. Buildings with this status could be pending submission, payment, or review. The due date can be found on the Milestone Inspection - Initial Notice letter in the Documents & Images. Outstanding fees are visible on the fees tab.
• MI Phase 2: Phase 1 Milestone report indicated that a Phase 2 report is required. Buildings with this status could be pending submission, payment, or review. The due date can be found on the Milestone Inspection - Phase 2 required letter in the Documents & Images. Outstanding fees are visible on the fees tab.
• MI Phase 3: The Phase 2 Milestone Inspection report indicated that repairs were necessary. 
• Milestone Completed: Milestone Inspection is complete. Next inspection due date can be found on the Milestone Completion Letter located in the documents & images.