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Miami Milestone Inspection
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The milestone inspection in Florida is a critical safety measure, especially for condominium and cooperative buildings, aimed at ensuring the structural integrity of aging buildings. This process became more emphasized after the tragic collapse of the Champlain Towers South in Surfside, Florida, in 2021. Here's an overview of the milestone inspection:
Purpose
The milestone inspection aims to assess and ensure the structural safety of buildings, identifying any potential issues that could pose risks to occupants. It is part of a broader effort to prevent structural failures and maintain building safety.
Applicability
Primarily applies to condominium and cooperative buildings that are three stories or higher.
Focuses on buildings that are 30 years or older. For buildings within three miles of the coastline, the milestone inspection is required at 25 years and then every 10 years thereafter.
Process
Notification:
The local building official notifies the property owners or associations when their building is due for a milestone inspection.
Hiring a Professional:
Property owners or associations must hire a licensed architect or engineer to conduct the inspection. Differences between Architects and structural engineers: Structural Engineers are construction experts who perform complementary duties in building design. Architects usually focus on the layout and design of a structure, while structural engineers ensure that an architect's design is safe for use. A Structural Engineer's report will tell you whether a property is safe, strong and stable. It will identify likely causes of cracks, movement or subsidence and whether these structural defects are serious or not, what to do about them and how much this might cost.
Structural Engineers specialize in the structure of buildings (foundations, walls and roofs). They provide services whereby they will inspect problems with existing buildings and also help with structural design and calculations for changes.
Threshold buildings (over three-stories) can be inspected and certified only by Professional Engineers with accredited experience in structural engineering by the state.
If it's a more severe crack and you're worried about potential structural damage, you should consult a professional structural engineer immediately. They'll monitor the cracks to see if any movement has stopped, or if the structure is still moving and requires further investigation.
Inspection Phases:
The milestone inspection consists of two phases:
Phase 1 Inspection:
A visual examination of the building’s structural components to identify any signs of distress or deterioration.
The professional looks for visible signs of structural damage or aging, such as cracks, rust, spalling, painting or waterproofing damage that allows for structural deterioration or water leaks, or other visible issues.
Phase 2 Inspection:
If the Phase 1 inspection reveals signs of structural issues, a more detailed and thorough inspection is conducted.
This may involve destructive or non-destructive testing methods to further evaluate the extent of the damage.
Detailed analysis and assessment of the building’s structural elements to determine the necessary repairs and ensure safety.
Reporting:
The architect or engineer prepares a detailed report of their findings.
The report includes a summary of the inspection, identified issues, and recommended repairs or further actions.
Submission:
The inspection report is submitted to the local building official.
Property owners or associations are required to provide a copy of the report to the condominium or cooperative association and make it available to unit owners.
Compliance and Repairs:
If the inspection identifies deficiencies, the property owner or association must undertake necessary repairs.
The timeframe for completing these repairs is specified by the local building official.
Frequency
After the initial milestone inspection, subsequent inspections are required every 10 years.
Importance
Ensures the safety and structural integrity of aging buildings.
Helps to prevent tragedies similar to the Champlain Towers South collapse.
Promotes proactive maintenance and timely repairs to extend the lifespan of buildings.
Local Variations
Specific requirements and procedures for milestone inspections can vary by municipality, so it is essential for property owners and associations to consult local regulations.
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