Frequently Asked Questions with Answers

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Do I need a Milestone Inspection?

Florida Statute 553.899 requires Inspections of condominiums (3 story or more) older than 30 years. The building must have a phase 1 Milestone structural inspection before the end of December 2024. Limited extensions beyond December 31st are available in extreme cases.

Do I need the SIRS?

Florida Statute 718.112 requires all 3 story + condominiums perform a Structural Integrity Reserve Study every ten years with the initial study by the December 31st deadline. F.S. 718.112(g) requires cash be placed into a dedicated reserve fund for anticipated structure repairs. 

In our opinion most S.I.R.S. can't be done properly without at least a phase 1 inspection. 

What does a Milestone inspection do for me?

Compliance with the Florida Statute 553.899 is required. Insurance companies are already asking for a Milestone report, roof inspections, and a funding plan for repairs before they will issue a policy. Milestone inspection examines the structural integrity of a building to determine if it has any hazardous structural flaws. 

FMI_LLC adds a detailed table of structural conditions with a 'seriousness' rating to help plan repairs and provide some peace of mind when dealing with insurance companies, contractors, and building occupants. In some instances, the roof inspection can be included in the Milestone or SIRS.

What does the SIRS do for me?

A structural Integrity Reserve Study provides a reserves funding plan to ensure maintenance and repairs are implemented. State law requires the SIRS items be funded.

What is the best way to evaluate our building?

The best method to analyze a building includes hands and eyes on information gathering method. A knowledge of the building code(s), the U.S. Army Corps of Engineers military facility inspection process manual, the NHI Bridge Inspection Reference Manual, an understanding of engineering design, and experience with the behavior of structures under stress is applied to the evaluation process. 

Should I just go for a phase 2 inspection?

No. Some competitors say outright that if you are in a coastal location a phase 2 is needed. They offer a substantial discount to get your business. Beware! This bidder likely has designs on your wallet for future repairs. We are primarily an inspection company. 

Reporting a phase 2 will have likely insurance ramifications, could lead to more frequent inspection requirements, and a possible loss in value for your building. 

We want to do the detailed report and provide a 'substantial deterioration' analysis. The majority of buildings we inspect have some structural damage but it doesn't rise to the phase 2 level. 

What if I don't do an inspection or choose to do a partial inspection?

The whole building as a discrete structural entity has to be evaluated. Looking at one cracked beam does not consider the rest of the building. 

Florida Statue 553.899 currently states (as of 1/11/2023) that the Owner's Association has a fiduciary duty to provide a "Milestone" inspection and obtain a report from a licensed design professional (Engineer or Architect).

This is not a law firm - and you should consult with one- but if your building is 30 years old it may have some urgent structural issues..... 

What is the difference between a Structural Integrity Reserve Study and a Milestone Inspection? 

A Milestone Inspection is mandated by Florida Statute 553.899. It requires a licensed design professional (Architect or Engineer) provide a visual examination of the building to determine if "significant Structural Deterioration" is present. A licensed design professional is required to report any defects found during the examination. FMI_LLC quantifies the severity of these defects allowing a time based plan for repairs to be developed. 

The structural integrity reserve study (setting aside funds to maintain structural integrity) is per Florida Statute 718. It requires an eight item assessment of the structure protective components -those in common use- such as fire protection for beams, plumbing, fire suppression systems, structure quality of windows, exterior weatherproofing, electrical power for structure protective systems. 

The structure systems are:

a. Roof.

b. Structure, including load-bearing walls and other primary structural members and primary structural systems.

c. Fireproofing and fire protection systems.

d. Plumbing.

e. Electrical systems.

f. Waterproofing and exterior painting.

g. Windows and exterior doors.

h. Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 

The S.I.R.S. is required every ten years. The assessment is a cost to repair / replace analysis which uses expected deterioration of the system and promulgation of a "deferred maintenance" cost. A design professional can determine the "remaining life" of such assets and if maintenance of the asset will extend its useable life. The aim is for the HOA to set aside reasonable funds to maintain structure safety in accordance with its 'as-built' condition. 

How is the value of an asset determined for the SIRS?

Maintenance records and local knowledge is best. FMI_LLC tries to develop future costs based upon construction inflation rates and actual local projects costs (i.e. roof repairs.) Some S.I.R.S. writers exclusively use insurance adjuster databases (cheaper and easier for them) which allocates worst case costs the HOA may have to live with for years. We are very aware the SIRS report affects the Association budget.

What does a milestone inspection cost? 

These inspections and reports are required by statute. The inspection covers the entire building structure. We hire professionals and use some specialty equipment. Our engineers comply with the Florida Statute requiring Professional Liability Insurance and business qualifier registration with the Florida Board of Professional Engineers. The inspection takes several days of field work. It is not cheap, but it is usually split between many owners. We offer trained, experienced staff, with practices developed inspecting buildings, bridges, towers, ASME pressure vessels, and manned spacecraft (yes it does apply here). 

We like to operate on a fixed cost basis, if at all possible, and that means we include some material depreciation, and schedule risk in the fee. Fixed fee operations helps protect the HOA from unexpected cost over-runs. 

If original design drawings are not available, the price could increase. We baseline our bid using the condo declarations showing location, square footage, unit floor plans, and date of initial construction. Taller and more square footage increases the price. Prices per building start around $3000.00. Expect a significant price increase in mid 2024. Multiple buildings can be done for a large discount per building. A good night's sleep is worth it. 

Is pricing on a per unit basis? 

The 'Milestone' building safety law and engineering practice requires the whole building be evaluated by a licensed design professional. The whole building acts as a frame to provide structural support. Contracting is through the Homeowner Association. The H.O.A. is required to acknowledge an accident, damage, theft, and privacy liability waiver on behalf of the individual owners and occupants. 

Part of our cost control requires engineering liability be limited to the fee paid for the service provided. We have to keep the insurance costs affordable. 

What is a 'Milestone' inspection?

The statute requires visual inspection off all 'Habitable" and "unhabitable" spaces F.S. 553.899 (7)(a). We take un-inhabitable spaces to mean a location with access for inspection. The statute calls this "unhabitable".

Engineering practice requires exterior physical evaluation/examination, Interior physical examination/evaluation, a quick walkthrough of every unit to consider walls, ceiling and floors, visual structural examination of roof and equipment/ storage/ mechanical/ structure areas, garage structure assessment (if a part of the habitable structure), balcony visual examination and, at our option, thermal imaging of the building exterior to look for anomalies.

This list is not all-inclusive. We use the drone to examine the building exterior and roof top. 

We strive to make every measurement assessed traceable to an industry or Federal specification. This report can be presented to your insurance company with confidence.

How long does the inspection take to perform?

It depends upon scheduling constraints, the size of the building, and the weather. On-site Inspection of a building with 3 stories including the garage floor and 12 units could take 3 days to a week if owners of units are available to allow interior inspection. 

Review of the original construction drawings and any renovation plans will facilitate a faster inspection and we offer a discount in our bid if plans are available. 

We need a cooperative approach. Everyone in the building is a team member when we start the process. Our process does not guarantee schedule and some events will affect delivery time. 

Why do you need a privacy waiver?

Using a drone and a hand held camera may capture an image which should not be published. While we reserve the right to publish, in our report, and for technical publications, we don't want personal images of home contents or the occupants to be revealed to the public.

Some of the legal documentation, for example e-mail addresses, or property appraiser information, may contains private information. There may be some incidental exposure during the inspection process. It is also possible that license plates or vehicles may be photographed. We ask that any items you wish to conceal be hidden on the day(s) of the inspection. 

Our operations plan is proprietary and a non-disclosure agreement is included in our contract. A list of potential exposure could be much longer and we cannot account for unforeseen circumstances. The H.O.A. may review and offer limited revision of report content after final payment to adjust the report privacy issues for public content. The statute requires a certified report be posted in a common area with a copy sent to the building official. To avoid distribution of personal information two versions of the report (highly detailed and statutory requirement) may be provided for a small added fee. 

Are both a Phase 1 and Phase 2 inspections included in the price I get?

Phase 2 inspections require more effort and the costs are unknown at the start of this process. Generally, Phase 2 prices will be determined after the Phase 1 is completed if required. The client is not required to use us for the Phase 2, but we hope they will.

What is "Substantial Structural Damage / Deterioration?" 

Existing damage and/or or conditions that compromises the structural integrity of the building in a significant way. There are several contributing factors which describe this condition. This is a threshold for a Phase 2 inspection requirement. Send an e-mail and we can discuss.

How do you categorize the inspection results?

This is what makes FMI LLC unique. We have developed a proprietary inspection manual. The process documents and scores defects to indicate severity. Low numbers (0-10) indicate a better condition than high numbers. The result is further analyzed to determine if the "significant Structural Deterioration" threshold has been exceeded. 

We believe in a uniform inspection method which can be reported in a straightforward way. The rating system can help both the State of Florida and an insurance company develop confidence in the inspection method. 

Various national codes like ACI-318 - structural concrete, ASCE-7 (design forces) and the AISC Steel Construction Manual are used to develop inspection criteria. This is not an exhaustive list. This information is compiled into a proprietary building structural inspection manual used by our staff. 

While this sounds like a lot of work, we offer this service this way to comply with what the statute calls for.

Our building was just painted and the roof replaced recently-does a history of routine maintenance help our rating?

Yes. The FMI_LLC rating system addresses the severity of structural defects found. A history of care is scored and may reveal some structural damage due to a variety of reasons. It does indicate the building owner has taken due care to maintain the building. Paint and caulk will cover some defects. They are probably of low severity. We review records of repairs to assess 'hidden' issues and historic trends. If defects are covered with a cosmetic repair, a visual inspection may not reveal an issue. Thermal imaging can be helpful. The ideal building to assess is one that needs paint and a roof membrane. The S.I.R.S. addresses exterior weather 'proofing'. 

What if something hazardous is discovered?

If a dangerous condition is found the inspector will notify the owner and the building official. A phase 2 inspection may be recommended. The hazard area will be identified and must be placed in a restricted access state. Without getting too technical, if materials sampling & testing or special access equipment is required to investigate a defect, there may be added charges. This additional testing may be a part of phase 2, but we don't want to drive the project in that direction, if it's not needed. This is covered in our proprietary inspection contract.

Do I need to worry about asbestos?

Use of asbestos bearing components is, unfortunately, common with older buildings. If it is found, the HOA will be notified. An asbestos consultant should be hired at HOA cost. 

Do you provide repairs?

We provide analysis and design for repairs. It is not a primary part of our business. These items are not included in the basic report. We do not provide contracting services or "licensed Special Inspectors" for the repairs we design. We do work with licensed contractors who have built condominiums. 

Why is there a sailboat on your home page? 

We do the up-front work to inform and bring everyone on board. Smooth sailing us gives peace of mind.

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