Milestone Inspections

 

What You Need to Know About Florida’s SB-4D Building Safety Law

Brought on by the Miami condo collapse in 2021, SB-4D seeks to address a fundamental issue; are old buildings structurally sound? Passed in the summer of 2022, SB-4D mandates all buildings 3+ stories and 30+ years old (25+ years old if within 3 miles of saltwater) need to have a “milestone inspection” performed and a “structural integrity reserve study” completed before December 2024 and periodically every 10 years.

Here are some key things you need to know about Milestone Inspections:

  • Phase One
    • Requires visual inspection of structural elements of the building
    • Inspectors are looking for any structural deterioration or signs of potential deterioration
    • Report is generated on findings
    • Licensed architect or engineer verifies and signs-off report
    • If report found substantial structural deterioration, Phase two is required
  • Phase Two
    • Requires destructive or nondestructive testing to assess the structural distress
    • Engineers or architects determine if building is structurally safe
    • If not structurally safe, recommend remediation and repair options
    • Submit findings and recommendations to associations, building owners, and local jurisdiction
  • Structural Integrity Reserve Study
    • Engineers and architects use Phase one and Phase two data to make a determination of useful life on building assets
    • Assets given a useful life will also include other structural members such as plumbing, electrical systems, HVAC, etc..
    • Reserve study breaks down monetary reserves needed for replacing building elements

SB-4D has deep ramifications for many stakeholders. With this level of change, we believe there will be modifications to the bill in the future. We will update you on all new and important changes to the bill when they happen.

Here are some key things to know about the current methods of inspections:

  • Current methods are dangerous (rappelling from a rope, scaffolding, bucket trucks etc..)
  • Current methods are expensive
  • Current methods are inconsistent by their nature
  • No vast digital library documenting the building’s exterior historically

We’ve written an article going in-depth into the topic of current building inspections and how flawed they are. Give it a read here and see how we plan to improve the practice overall.

UPDATE July 2023: SB 154 has been signed by the governor and introduces some new changes. Read about them here.

Drone Pilot Inspecting Office Building with Client for SB-4D inspections in Florida