Introduction
Florida Legislature passed Senate Bill 4-D in May of 2022. The legislation requires condominium and co-op buildings that meet certain criteria, including three or more stories in height, age, and proximity to a coastline conduct milestone structural inspections and structural integrity reserve studies (SIRS) by statutory deadlines. By ensuring routine inspections, the law aims to identify potential structural issues before they escalate into major safety hazards or structural failures. Milestone inspections can be performed by Licensed Engineers or Architects and should consider the effects of Florida’s unique environmental conditions. By pinpointing these vulnerabilities, property owners can take timely corrective measures to reinforce their buildings, ensuring they are safe for continued use.
Milestone Structural Inspections
Phase-one Milestone Inspections
- Can be performed by a licensed architect or engineer in the state of Florida and phase-1 or phase-2 reports are to be signed and sealed by the licensed professional.
Requires visual inspection of primary structural members and systems.
Identify and document any substantial structural deterioration that negatively affects the buildings general structural condition, integrity, or life-safety of components.
Document whether unsafe or dangerous conditions were observed and types of inspections forming the basis for the report.
Report to include determination of any items requiring further inspection, recommend any necessary maintenance, remedial repairs for damage not considered substantial deterioration.
Phase-two Milestone Inspections
- If the licensed architect or engineer finds no substantial structural deterioration to any building components under the phase-one visual examination, phase-two of the inspection is not required.
- If phase-two milestone inspection is necessary, it may involve materials testing, probing or removal of finishes, or non-destructive testing such as ground penetrating radar.
- A report describing the manner and type of inspections, stating whether unsafe or dangerous conditions were observed, identifying and describing the extent of any substantial structural deterioration, and recommending maintenance, repairs or replacement of structural components as appropriate.
- Failure to progress required repairs within a year of the phase-two inspection report submission requires the municipal authority to assess if the building is safe for continued occupancy.
SB-4D structural inspections in Florida are a significant step towards enhancing public safety and reinforcing the integrity of the built environment. By prioritizing regular inspections, the legislation aims to identify potential structural vulnerabilities, enabling property owners to take corrective actions and prevent disasters. This proactive approach helps protect the lives of residents and visitors, while also preserving the long-term value of properties. By ensuring compliance and accountability, SB-4D instills a culture of responsibility among building owners and professionals, contributing to a safer and more resilient built environment in the state of Florida.
Does the Florida SB-4D Safety Law affect your condo association? Our team of Licensed Engineers is ready to help you meet these required legal obligations.