Buying or selling a Palm Beach condo and hearing about milestone inspections? You’re not alone. These inspections are reshaping how associations plan repairs and how buyers and lenders evaluate buildings. In this guide, you’ll learn what milestone inspections are, how they work, what they can mean for your costs, and what to review during a transaction on Palm Beach island. Let’s dive in.
Milestone inspections: the basics
Milestone inspections exist to identify structural issues early and to keep residents safe. Florida adopted these requirements after several high‑profile structural failures. The goal is to catch deterioration, corrosion, and other risks before they become emergencies.
Florida statutes set the core rules, and counties or municipalities can add filing steps. Typical triggers relate to building type, height, age, and coastal proximity. Many summaries reference multi‑story condominium and cooperative buildings, often three stories or taller, with earlier timelines near the coast. Exact thresholds and deadlines have changed since 2021–2023. Always confirm the current language in Florida’s condominium statutes and any Palm Beach County or Town of Palm Beach procedures before relying on a specific date or rule.
Inspection process and scope
The inspection focuses on structural systems and any conditions that affect life safety or long‑term performance. The licensed professional documents visible issues and may recommend targeted testing when needed.
Common areas reviewed include:
- Structural framing and load‑bearing elements
- Balconies, connections, and railings
- Exterior walls, stucco or cladding
- Roofs and roof structures
- Parking garages and concrete decks
- Waterproofing and drainage systems
- Foundations where accessible
- Stairwells and egress routes
- Pool decks and amenity areas tied to structure
- Signs of spalling, corrosion, cracks, or water intrusion
Qualified licensed structural engineers or architects typically perform the inspection. Deliverables usually include a written report with photos, severity categories, prioritized recommendations, and an opinion of probable repair costs.
Timelines you can expect
- Hiring the professional: weeks to a few months depending on the board’s process.
- Field work: 1–3 days for a single building, longer for large complexes.
- Draft report: often 2–8 weeks after site work, depending on testing.
- Board review and owner updates: weeks to several months as bids are obtained.
- Repairs: minor fixes may take weeks; major concrete restoration or waterproofing can run months or proceed in phases over years.
Local filing or notice requirements may apply. Check Palm Beach County and Town of Palm Beach procedures for any submittals tied to milestone reports and subsequent repair permits.
Why it matters for your finances
Milestone findings often drive association budgets and owner costs. Reserve funds are meant to cover long‑term capital needs. When reserves are insufficient, associations may increase contributions, levy special assessments, obtain loans, or blend these strategies. Major concrete restoration, garage rehabilitation, and waterproofing are common big‑ticket items.
Lenders and secondary‑market investors evaluate a building’s stability, reserve adequacy, any pending assessments, and the scope of needed repairs. Significant unresolved structural work can affect conventional financing options. Expect lenders to request association documents during underwriting.
Buyer and seller document checklist
Request and review these items during your Palm Beach condo transaction:
- Most recent milestone inspection report and engineer recommendations
- Recent reserve study and any updates after the inspection
- Board meeting minutes from the past 12–24 months
- Current budget and year‑to‑date financials
- Evidence of reserve account balances
- List of current and planned special assessments with terms
- Any association loan agreements or bonds
- Bids, scopes, or contracts for planned or completed repairs
- Property insurance declarations, deductibles, and recent claims summary
- Any pending litigation or code/safety notices
- Estoppel certificate or association payoff letter
- Building permit history and major renovation records
- Owner delinquency data and percentage of rented vs. owner‑occupied units
Smart questions to ask the board
- Has a milestone inspection been completed? What are the priority items, timelines, and probable repair costs?
- How do these recommendations align with the current reserve study and budget?
- Are special assessments or loans planned? What are the expected owner costs and payment schedules?
- Have bids been obtained? What is the status of contractor selection?
- What is the reserve funding policy and any current shortfall?
- Have there been structural safety violations or enforcement actions?
- What does the association’s insurance cover, and what are the wind/hurricane and flood deductibles?
Red flags to watch
- No milestone report on file for a building at typical milestone ages
- Reports noting “critical” or “immediate” concerns without a funded plan
- Very low reserves vs. the reserve study’s recommendations
- Repeated special assessments for the same systems
- High owner delinquency rates or liquidity concerns
- Litigation tied to structural integrity
- Announced large assessments that materially raise monthly costs
- Coastal location with visible corrosion or concrete spalling
Palm Beach coastal factors
Palm Beach’s salt‑air environment accelerates corrosion of rebar and metal connectors. Waterproofing failures on balconies or plaza decks can lead to water intrusion and structural damage. Buildings near the shoreline need diligent maintenance and timely restoration to manage chloride‑induced corrosion.
Flood risk varies by location and elevation. Flood zone designations influence insurance and long‑term planning. Older and historic structures may face added preservation or code constraints that affect repair methods and costs. Local permitting and contractor availability can also extend schedules for major restoration work.
Steps for buyers to protect your purchase
- Make inspection reports and reserve studies part of your contingencies.
- Consider a focused review by a licensed professional of the milestone findings and any visible conditions tied to your unit’s balconies, windows, or structural connections.
- Speak with your lender early about project eligibility and documentation needs.
- If major repairs are pending, review assessment amounts, payment timelines, and how costs may be handled at closing.
Tips for sellers to stay ahead
- Coordinate with your association to share the latest milestone report and relevant budgets with qualified buyers.
- Ensure your disclosures reflect known association‑level issues and planned assessments.
- Align your listing timeline with the association’s repair schedule when possible to reduce surprises during escrow.
How we support your transaction
You deserve clear guidance and smooth execution. The Greg Forest Group provides buyer and seller representation, relocation support, property and transaction management, and pre‑listing preparation with luxury marketing. We help you structure contingencies, organize association documents, and manage the timeline so you can make confident decisions in Palm Beach’s coastal condo market.
Ready to move forward with clarity? Connect with Greg Forest to request a private market consultation.
FAQs
What is a condo milestone inspection in Florida?
- It is a structural evaluation by a licensed professional to identify safety issues, deterioration, and repair needs for multi‑story condominium or cooperative buildings.
How often are milestone inspections required in Palm Beach?
- Timelines are tied to building age, height, and coastal proximity, and have changed since 2021–2023, so confirm current Florida statutes and local requirements before relying on a specific date.
Who pays for milestone inspection repairs in a condo?
- Associations typically fund repairs through reserves, special assessments, loans, or a combination, as guided by the reserve study and board decisions.
Can milestone findings affect my mortgage approval?
- Yes, lenders review project eligibility, reserves, and pending structural work, and significant unresolved issues can impact conventional financing.
What documents should I review before buying a Palm Beach condo?
- Ask for the latest milestone report, reserve study, budgets, reserve balances, assessments, loan agreements, meeting minutes, insurance summaries, permits, and any litigation notices.
What coastal issues matter most for Palm Beach condos?
- Salt‑air corrosion, waterproofing performance, flood risk, insurance deductibles, and local permitting timelines are key factors for costs and planning.
