Structural Safety Condo Inspections

During the 2022 Special Session, the Florida Legislature passed Senate Bill 4D, which was signed into law as Chapter 2022-269. The Florida Legislature further clarified Senate Bill 4D in 2023 passing SB 154 which was signed into law as Chapter 2023-203 Laws of Florida, and effective as of June 12, 2023.

The legislation establishes a requirement that residential condominium and cooperative associations must have a “milestone inspection” performed by a professional engineer or architect for each building that is three (3) stories or more in height based on the age of the building.

The legislation also includes other new requirements for condominium and cooperative associations, including completion of a “structural integrity reserve study” and other related budgeting and disclosure obligations.

St. Johns County is reviewing whether to prescribe further timelines and penalties with respect to compliance with the legislation.

Please be aware of the following important deadlines in this legislation.

• The initial milestone inspection for any condominium or cooperative building that is three (3) stories or more in height, and a building reaches 30 years of age before July 1, 2022, must be performed, and a copy of the inspection report submitted to the Building Official before December 31, 2024.
• If a building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed, and a copy of the inspection report submitted to the Building Official before December 31, 2025.
• The Building Official may accept an inspection report performed before July 1, 2022, as the initial milestone inspection. If the Building Official accepts a previous inspection as the initial milestone inspection, the deadline for a subsequent 10-year re-inspection is based on the date of the previous inspection.
• For any other condominium or cooperative building that is three (3) stories or more in height, the initial milestone inspection must be performed, and a copy of the inspection report submitted to the Building Official, the year in which the building reaches 30 years of age (based on the date of occupancy), and every 10 years thereafter.
• Upon determining that a building must have a milestone inspection, the Building Official will provide written notice of such required inspection to the condominium or cooperative association. Phase one of the milestone inspection must be completed, and a copy of the inspection report submitted to the St. Johns County Building Official, within 180 days of the written notice.
• A phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. If a phase two inspection is required, a progress report providing a timeline for completion of the phase two inspections must be submitted to the St. Johns County Building Official within 30 days after submitting the phase one inspection report. All repairs for substantial deterioration must be commenced within 365 days of receipt of the phase two inspection report to the Building Official. The Building Official may extend the 30-day time frame to no more than 180 days for cause. If the building is in eminent danger of collapse the design professional must notify the Building Official immediately.
• If an association fails to submit proof that repairs have been scheduled or commenced within the required timeframe, the Building Official will review and determine if the building is unsafe for human occupancy.

St. Johns County has set up an online condominium association registration database of affected properties including inspection forms. Staff may contact you for necessary information as we add to this database.

Using the registration link below, please set up your user account promptly for timely notices.