A milestone inspection is a structural evaluation of a building. It includes inspecting load-bearing elements and primary structural systems to assess their safety and determine any necessary maintenance, repair, or replacement. This inspection is performed by a licensed architect (Chapter 481, Florida Statutes) or engineer (Chapter 471, Florida Statutes) and aims to ensure the building's structural safety and adequacy.

It is important to note that milestone inspections do not evaluate compliance with the Florida Building Code or fire safety codes.

Key Definitions

• Substantial Structural Deterioration: Means a condition that negatively affects a building's structural condition and integrity or a major structural component whose condition meets the definition of Dangerous. 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.

What Happens During a Milestone Inspection?

Requirements

Please read through the following guidelines on submission requirements. Your submission may be denied if you do not follow these requirements.

• Reports must be submitted using the following forms:
• Phase 1 Milestone Inspection Report Form EB18-2024
• Phase 2 Milestone Inspection Report Form EB18-2024
• A Building Reference ID is required to submit your form. Your building reference ID can be found on the Palm Beach County’s Milestone submission form webpage.
• If you cannot find your building, please email us with email subject "Building Reference ID." In the email, please include your building address, including building no., and your contact information.
• Please submit only ONE BUILDING and one REPORT TYPE per submission.
• Only a licensed architect or engineer who prepared the report can submit the report to the Building Department.

Submission Website

All documents must be uploaded to the PBC website linked below:

https://www.pbcgov.org/ePZB.Admin.WebSPA/#/Container/Milestone-Inspection-Form-Submission

After Submission

You will receive an email confirmation after your submission that includes your submission ID. Staff will review your submission and it may be returned with the following status:

• Accepted
• Returned with comments
• Denied

If your submission is returned with comments or denied, please resubmit after addressing the comments and it will be placed in the queue to be reviewed.

In the event that repairs or modifications are found to be necessary as a result of the milestone inspection, the building owner must commence such repairs or modifications within 365 days from the date the phase two milestone inspection report is received by the local enforcement agency. All applicable requirements of this code shall be followed with all applicable permits obtained. If an owner or association fails to submit proof to the local enforcement agency that repairs have been commenced for substantial structural deterioration identified in the inspection report within the required timeframe, the structure may be deemed to be unsafe and unfit for occupation. Such findings shall be reviewed by the Building Official and shall be sent to the Special Magistrate, Code Enforcement Board, or Unsafe Structures Board, as appropriate. Such finding may also be reported as a complaint to the Department of Business and Professional Regulation Division of Condominiums, Timeshares, and Mobile Homes.

Phase 1

A 60 day extension may be granted if the extension request includes the following:

• Written extension request must be provided by the architect or engineer.
• Good cause by the owner or owners of the building that the inspection cannot be timely completed if the owner or owners have entered into a contract with an architect or engineer to perform the milestone inspection, the inspection cannot reasonably be completed before the deadline or other circumstance to justify an extension.
• No evidence that the building is unsafe, substantial structural deterioration exists, or potentially dangerous conditions exist as certified by the architect or engineer responsible for the milestone inspection.
• Signed and sealed statement from the architect or engineer for the inspection that the building may continue to be occupied while undergoing the milestone inspection.

Phase 2

A 60 day extension may be granted if the extension request includes the following:

• Written extension request must be provided by the architect or engineer.
• Signed and sealed statement from the architect or engineer for the inspection that the building may continue to be occupied while undergoing the milestone inspection.

Violations of the requirements in s. 553.899, Florida Statues and Chapter 18, Florida Building Code – Existing Buildings may result in daily fines up to $500+/day.

For noncompliance, the property will be referred to Code Compliance. This may result in a special magistrate hearing (fines, liens), and referral to the Construction Board of Adjustment and Appeals for unsafe building case. You will also be reported to the state’s Division of Condominiums for noncompliance.

Your milestone status will be reported to you through the report submission and review process.

If you are unsure of your milestone status, please contact us at PZB-Milestone- Info@pbc.gov. Please include in your email your association name, building address, and Building Reference ID.