The Florida Condo Board Guide

Florida Milestone Inspections and Structural Reserve Requirements

Recent changes in Florida law have significantly increased building inspection requirements.

These laws were created to ensure aging buildings are properly maintained.

Milestone Inspections

Milestone inspections are now required for condominium buildings that meet the following criteria:

• Three stories or taller
• 30 years old (25 years near coastal areas)

These inspections evaluate structural elements such as:

• Concrete slabs and balconies
• Structural beams and columns
• Railings and guard systems
• Exterior walls
• Waterproofing systems

If structural deficiencies are identified, buildings must complete repairs within required timeframes.

Structural Integrity Reserve Studies (SIRS)

Condominium associations must now maintain reserves for major structural components.

These components include:

• Roof systems
• Structural members
• Windows and doors
• Railings and guardrails
• Waterproofing systems

The purpose of these reserves is to ensure buildings have funds available for necessary repairs and replacements.

Boards that plan early typically avoid large emergency assessments.

Window and Door Replacement

Impact windows and sliding glass doors are one of the most significant building envelope components.

Many older Florida buildings were constructed before modern hurricane standards existed.

As a result, older window systems frequently suffer from:

• Water leaks
• Seal failure or fogged glass
• Frame corrosion
• Poor wind resistance
• Operational failure of sliding doors

Replacing outdated window systems improves both safety and building performance.

Hurricane Impact Requirements

New window and door systems must comply with:

• Florida Building Code (FBC)
• Florida Product Approval (FPA)
• Miami-Dade Notice of Acceptance (NOA)
• Impact resistance standards

Equally important is proper installation.

Incorrect installation methods often cause failures such as:

• Water intrusion
• Frame movement
• Glass breakage
• Anchor failure

Proper installation requires:

• Correct fastener type and spacing
• Structural anchoring to substrate
• Proper waterproofing systems
• Engineering compliance

Balcony and Railing Systems

Railings serve as critical life-safety systems.

They prevent falls and protect residents from dangerous balcony edges.

Over time, railing systems deteriorate due to corrosion, structural movement, and weather exposure.

Common problems include:

• Rusting steel rails
• Loose or failing anchor connections
• Deteriorated balcony edges
• Water intrusion around anchors
• Outdated guardrail heights and out of code spacing between pickets

In many cases, rail systems installed decades ago no longer meet modern code requirements.

Modern Railing Systems

Many condominium buildings are upgrading to newer railing systems including:

Aluminum Rail Systems

Advantages:

• Corrosion resistant
• Lightweight
• Durable coatings

Glass Guardrail Systems

Advantages:

• Modern appearance
  • Unobstructed views
  • Strong laminated glass panels

Stainless Steel Cable Rail Systems

Advantages:

• Minimal visual obstruction
  • Contemporary design
  • Durable marine-grade materials

Each system requires engineering approval and proper installation.

Concrete and Structural Restoration

Concrete deterioration is common in coastal buildings.

The primary cause is corrosion of reinforcing steel inside concrete.

Salt intrusion eventually reaches steel reinforcement, causing rust expansion which cracks and breaks surrounding concrete.

Common issues include:

• Concrete spalling
• Exposed reinforcing steel
• Cracked balcony slabs
• Structural weakening

Proper restoration involves:

• Removal of damaged concrete
• Cleaning or replacing reinforcing steel
• Structural repair materials
• Protective coatings and waterproofing

This work must follow strict engineering specifications.

Planning a Successful Restoration Project

Successful restoration projects require careful coordination between engineers, contractors, and building management.

The process typically follows these steps.

Step 1 — Engineering Evaluation

Projects begin with a professional evaluation to identify structural conditions and necessary repairs.

Engineers determine:

• Structural deficiencies
• Repair specifications
• Code compliance requirements

Step 2 — Budgeting and Project Planning

Boards must review:

• Reserve funds
• Financing options
• Construction schedules
• Resident communication

Large projects often take several months or longer to complete.

Step 3 — Contractor Selection

Choosing the right contractor is critical to project success.

Important qualifications include:

• Experience with condominium restoration
• Understanding of Florida building codes
• Proper licensing and insurance
• Ability to coordinate large crews and schedules

Contractors should demonstrate a strong track record of completed projects.

Common Mistakes Boards Should Avoid

Many restoration projects encounter problems due to poor planning or contractor selection.

Common mistakes include:

• Choosing contractors solely based on the lowest bid and not there track record and Expertise
• Failing to verify installation methods and engineering requirements.
• Lack of project oversight during construction.
• Underestimating project timelines and resident coordination.
• Failure to review product approvals and code compliance.

Avoiding these issues requires experienced professionals and strong project management.

Maintaining Building Systems After Restoration

After restoration work is completed, routine maintenance is necessary to extend system lifespan.

Recommended practices include:

• Annual inspection of railings and balconies
• Routine cleaning of stainless steel systems
• Monitoring sealants and waterproofing
• Inspection of window and door operation

Preventative maintenance can extend the life of building systems by many years.

Questions Every Board Should Ask Before Starting a Project

Before beginning major restoration work, boards should ask several important questions.

• Does the project comply with Florida Building Code?
• Are all products properly approved for hurricane zones?
• Does the contractor have experience with large condominium projects?
• What is the expected project timeline?
• How will construction impact residents?

Clear answers help ensure smoother projects.

Experience Matters in Condominium Restoration

Condominium restoration projects require specialized expertise.

Buildings remain occupied during construction, requiring careful coordination and safety planning.

Contractors must understand:

• Engineering coordination
• Structural repair procedures
• Building code compliance
• Resident communication

Experienced teams help avoid costly delays and mistakes.