1. Background: The Push for Reform
2. Overview of HB 913
   • Structural Safety and Inspections
   • Financial Relief and Flexibility
   • Insurance Requirements and Restrictions
   • Governance and Transparency
   • Community Association Manager (CAM) Regulation
   • Hurricane Protection and Maintenance
3. Key Provisions and Changes
4. Compliance Timeline: What Happens and When
5. Action Plan for Association Boards
6. Engineering and CAM Considerations
7. Risks of Non-Compliance
8. Conclusion: Building Safer Communities Together

Background: The Push for Reform

Florida condominium associations are now staring down a non-negotiable deadline: by December 31, 2025, all buildings three stories or taller must complete their milestone structural inspections and Structural Integrity Reserve Studies (SIRS)—no exceptions, no delays.

House Bill 913, signed into law in June 2025, extends the original SIRS deadline by one year, but replaces flexibility with firm consequences. Associations that miss the deadline will face insurance ineligibility, potential occupancy restrictions, and legal exposure for their board members.

This article explains exactly what HB 913 demands, what’s changed from previous legislation, and how your association can stay compliant—on time, and with confidence.

Overview of HB 913

Signed into law: June 24, 2025
Effective date: July 1, 2025

HB 913 updates Florida Statutes to:

• Require earlier and recurring structural inspections
• Mandate structural integrity reserve studies (SIRS)
• Strengthen transparency obligations for condominium boards
• Empower local jurisdictions to act faster on violations

The law targets buildings three stories or more, especially in coastal zones or those nearing 30 years of age.

Key Provisions and Their Impact

1. Structural Safety and Inspections

• Milestone Inspections: HB 913 clarifies that milestone inspections and Structural Integrity Reserve Studies (SIRS) apply to buildings with three or more habitable stories.
• Inspection Deadlines: Deadline for completing SIRS is extended to December 31, 2025 for unit owner-controlled associations.
• Repair Timelines: Repairs from Phase Two Milestone Inspections must begin within 365 days.
• Exemptions: Four-family dwellings with three or fewer habitable stories are exempt from SIRS.
• Enhanced SIRS Content: SIRS must include a baseline funding plan (reserves must never fall below zero) and must distinguish between required and optional items.

Bar chart showing lifespan estimates of components (roof, load-bearing walls, etc.) used in a SIRS.

2. Financial Relief and Flexibility

• Reserve Funding Pause: Associations may suspend reserve funding for up to two years following a milestone inspection to redirect funds toward urgent repairs.
• Funding Options: Use of loans or credit lines is permitted with a majority vote of unit owners.
• Increased Thresholds: Repairs under $25,000 are excluded from SIRS, focusing attention on major repairs (up from $10,000).

3. Insurance Requirements and Restrictions

• Citizens Insurance Eligibility: Associations not in compliance with HB 913 are ineligible for state-backed Citizens Insurance policies.
• Mandatory Insurance: Associations must maintain property insurance, with replacement value determined by independent appraisal at least once every three years.

4. Governance and Transparency

• Electronic Voting: If 25% of voting interests petition for it, boards must implement electronic voting.
• Board Meetings: Must be held quarterly and include time for owner questions on repairs and financials.
• Recall Procedures: Streamlined for clarity and due process.
• Condo Termination: Procedures simplified for non-residential condominiums and vertical subdivisions.
• Online Reporting: Associations must annually update contact, board, and unit data via a state-run portal.

5. Community Association Manager (CAM) Regulation

• License Restrictions: CAMs with revoked licenses are barred from industry work for 10 years.
• Online DBPR Account: CAMs must keep a current profile with the Florida Department of Business and Professional Regulation.
• Contract and Meeting Requirements: Management contracts must confirm adherence to professional standards; CAMs must attend at least one board meeting in person annually.

6. Hurricane Protection and Maintenance

• Responsibility Clarified: Unless stated otherwise in the governing documents, unit owners aren’t liable for removing or reinstalling hurricane protection during required association work.
• Special Assessments and Loans: Boards are empowered to issue assessments and secure loans even if governing documents state otherwise, ensuring no delay in emergency maintenance.

Compliance Timeline: What Happens and When

Action Plan for Association Boards

1. Confirm Your Building’s Age
2. Hire Qualified Inspectors (structural engineers or architects)
3. Schedule Milestone Inspections in Advance
4. Update and Fund Reserve Studies
5. Communicate Regularly with Owners
6. Archive Documents for 15+ Years

Engineering and CAM Considerations

• Licensed Engineers must report dangerous conditions within 24 hours.
• Community Association Managers (CAMs) are responsible for maintaining compliance records and posting updates to websites.
• All Professionals must use BORA-approved inspection forms and photographic documentation.

Tip: Focus your evaluations on high-moisture zones and external load-bearing members in coastal buildings.

Risks of Non-Compliance

• Fines and Legal Action from local enforcement
• Ineligibility for Insurance Renewals
• Fiduciary Liability for Board Members
• Uninhabitable Building Declarations by city officials

If conditions are deemed unsafe and go unaddressed, occupancy may be revoked, forcing full evacuations.

Building Safer Communities Together

HB 913 is more than a legal update; it’s a safety imperative. As Florida continues to confront the realities of coastal exposure, aging infrastructure, and population growth, proactive maintenance is non-negotiable. Condominium boards, engineers, and CAMs must collaborate now to prepare for the enforcement phase.

The Milestone Inspection Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

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Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections HB-913 and the legal obligations milestone inspections entail.]

The post Florida HB 913 and Condominium Safety in 2025: What Every Association Needs to Know appeared first on Florida Engineering LLC.

Introduction

For homeowners and builders in Florida, proper placement of private wells and onsite sewage systems is not just about compliance—it’s about protecting drinking water and the environment. This 2025 guide breaks down Florida’s latest regulations on well and septic system placement, offering clear insights into required setbacks, design standards, and permitting procedures for new construction.

Table of Contents

• Minimum Distances Between Wells and Septic Systems
  
• Setback Requirements from Structures and Water Bodies
  
• Design Best Practices for Groundwater Protection
  
• Permitting Process and Regulatory Framework
  
• Local Variations and Environmental Sensitivity
  
• Conclusion: Safe Siting Means Safer Water
  

Minimum Distances Between Wells and Septic Systems

Florida’s Chapter 62-6, F.A.C. outlines clear minimum horizontal separation distances to protect groundwater:

These distances are measured horizontally from the well casing to the nearest edge of the septic system including the tank. For best protection, locate wells up-gradient of septic systems whenever possible.

Setback Requirements from Structures and Water Bodies

Septic components must also maintain safe distances from other property features:

These buffers ensure wastewater does not migrate into drinking water supplies or neighboring properties.

Design Best Practices for Groundwater Protection

1. Vertical Separation to Water Table

Florida mandates at least 24 inches between the bottom of the drainfield and the seasonal high water table. Mounded systems or engineered fill may be necessary on sites with shallow groundwater. The vertical unsaturated separation has been scientifically proven to show LTAR (long term acceptance rate) of nitrogen in the soil before it reaches the water table. 

2. Soil Suitability

Soil must allow for safe effluent absorption. Septic designs are based on percolation rates and soil texture. Sites with “severely limited” soils may require alternative systems.

3. Flood Risk Management

Septic systems must be sited on non-flooding, well-drained ground, with surface grading to divert runoff away from drainfields.

4. Reserve Drainfield Area

A 50% reserve area (equal to half the size of the initial drainfield) is required for future system expansion or replacement.

Permitting Process and Regulatory Framework

A valid septic permit from the county health department is required before installation. Key steps include:

• Soil and site evaluation
  
• Scaled site plan showing all features and setbacks
  
• Septic system design conforming to Chapter 62-6, F.A.C.
  
• Post-installation inspection
  

Always use licensed contractors or engineers familiar with Florida’s code.

Local Variations and Environmental Sensitivity

While state law sets minimums, counties may impose stricter rules—especially in:

• Spring protection zones (e.g., Wekiva Basin)
  
• The Florida Keys, requiring nutrient-reducing or aerobic treatment systems
  

Builders should consult local ordinances for site-specific rules before finalizing plans.

Safe Siting Means Safer Water

Florida’s well and septic placement regulations are crafted to protect aquifers, public health, and fragile ecosystems. For new construction in 2025, complying with horizontal and vertical setbacks, performing proper soil evaluations, and adhering to permit procedures ensures your system is both code-compliant and environmentally sound. 

Overall, the foundation of well and septic placement in Florida is the state code – providing clear minimum distances and design rules – and this is supplemented by local measures where needed. By following Florida’s Administrative Code 62-6 standards, consulting DOH/DEP guidance, and adhering to any local ordinances, homeowners and builders can ensure their new septic system is both compliant and protective of public health. Keeping adequate distances from wells, property lines, and water resources, and designing with future maintenance in mind, will help avoid contamination issues and promote a long-lasting wastewater solution

The post Florida Well and Septic System Placement Regulations for New Construction (2025 Guide) appeared first on Florida Engineering LLC.

What Is a Property Condition Report?

A Property Condition Assessment, also known as a property condition report or PCR, is a thorough evaluation of a commercial building’s current physical state. It involves an inspection by licensed professionals to determine the condition of various systems and components, identify potential safety issues, and estimate necessary repair or replacement costs.

These reports are used by potential buyers, real estate investors, owners, lenders, and insurance companies to understand risks and liabilities associated with a property.

What Should a Property Condition Assessment Checklist Include?

A comprehensive PCA checklist ensures no part of the property is overlooked during evaluation. Key elements include:

1. Site Assessment

• Parking lots, landscaping, signage, drainage systems, lighting, sidewalks, and exterior topography

2. Structural Components

• Foundations, facades, load-bearing walls, roof conditions, framing, floors, and gutters

3. Interior Elements

• Finishes, walls, ceilings, doors, windows, stairways, and flooring

4. Building Systems

• Electrical systems, HVAC units, elevators, plumbing, fire alarms, and sprinklers

5. Life Safety and Fire Protection

• Emergency exits, fire code compliance, extinguishers, smoke detectors, and alarm systems

6. Accessibility (ADA Compliance)

• Pathways, restrooms, entrances, and amenities that are accessible to individuals with disabilities

7. Environmental Concerns

• Hazardous materials such as asbestos, mold, radon, or lead-based paint

8. Energy Efficiency and Benchmarking

• Energy audit, utility usage tracking, and potential for green upgrades

9. Seismic Risk Analysis

• Vulnerability to earthquakes, especially for properties in high-risk zones

Why You Need a PCA Checklist

A detailed checklist helps:

• Organize and streamline the inspection process
• Ensure compliance with local and national codes
• Identify hidden issues affecting property value
• Provide a foundation for price, repair, or insurance negotiations

Who Needs a Property Condition Assessment?

A PCA is crucial for:

• Property Buyers: To identify risks before purchase
• Property Owners: For maintenance planning and reducing liabilities
• Real Estate Investors: To assess ROI and acquisition costs
• Lenders and Insurers: To evaluate property risks before issuing loans or policies

How to Prepare for a Property Condition Assessment

To ensure a smooth assessment:

1. Gather relevant documents: maintenance logs, repair receipts, past inspections
2. Allow full access to all areas of the property
3. Notify tenants or occupants in advance
4. Highlight any known issues for the inspector
5. Attend the inspection to help clarify property details

Property Condition Assessment FAQs

How much does a Property Condition Assessment cost?
Depending on the property’s size and complexity, and location determines pricing, Florida Engineering LLC, can provide you a quote in less than 24 business hours at no cost to you.

Who conducts a PCA?
Licensed architects, engineers, or experienced building inspectors.

How long does a PCA take?
From a few hours to several days, depending on the property.

When should a PCA be done?
During property transactions or periodically for maintenance and safety compliance.

Conclusion: Protect Your Investment with a PCA

In commercial real estate, knowledge is power. A Property Condition Assessment reveals the real condition of a building, preventing costly surprises and supporting informed decisions. Ensure your property meets today’s standards for safety, efficiency, and value.

For expert guidance and comprehensive assessments, contact Florida Engineering LLC, your trusted specialists in structural inspections and real estate due diligence.

The post Commercial Property Condition Assessment Checklist for Commercial Real Estate in 2025 appeared first on Florida Engineering LLC.

Table of Contents

1. Understanding Wind Exposure Categories in Florida
2. Uplift Pressures on PV Arrays and Mitigation Strategies
3. Best Practices for Mounting Hardware Selection
4. Conclusion: Partner with Florida Engineering LLC
   

1. Understanding Wind Exposure Categories in Florida

Florida’s coastal regions are subject to varying wind exposure categories, which influence the design and installation of roof-mounted solar systems. These categories are defined in the Florida Building Code (FBC) and are crucial for determining wind load requirements.​

Exposure Categories:

• Exposure B: Urban and suburban areas with closely spaced buildings.
  
• Exposure C: Open terrain with scattered obstructions, typically found in flat open country and grasslands.
  
• Exposure D: Flat, unobstructed areas exposed to wind flowing over open water for a distance of at least 1 mile. This is common in coastal regions.​
  

In Florida, especially in coastal zones, many areas fall under Exposure C or D, necessitating higher wind load considerations for solar installations.​

2. Uplift Pressures on PV Arrays and Mitigation Strategies

Wind uplift pressures can pose significant risks to roof-mounted photovoltaic (PV) systems, particularly in coastal regions. The FBC, referencing ASCE 7-16 standards, provides guidelines for calculating these pressures.​Florida Building Code

Key Considerations:

• Panel Configuration: Panels installed close to and parallel to the roof surface experience different pressures compared to tilted panels.
  
• Roof Zones: Edges and corners of roofs are subjected to higher wind pressures.
  
• Building Height: Structures with mean roof heights of 60 feet or less have specific design considerations.​Florida Building Code
  

Mitigation Strategies:

• Enhanced Fastening Systems: Utilize mounting systems tested for high wind uplift resistance.
  
• Aerodynamic Design: Incorporate deflectors and baffles to reduce wind forces.
  
• Regular Maintenance: Inspect and maintain mounting hardware to ensure ongoing structural integrity.​
  

3. Best Practices for Mounting Hardware Selection

Selecting appropriate mounting hardware is critical for the durability and safety of solar installations in coastal Florida.​

Recommendations:

• Material Selection: Use corrosion-resistant materials like stainless steel or aluminum to withstand the salty coastal environment.
  
• Certified Products: Choose mounting systems that have been tested and approved for high-velocity hurricane zones (HVHZ).
  
• Professional Installation: Engage experienced installers familiar with FBC requirements and local building codes.​
  

By adhering to these best practices, solar installations can achieve longevity and resilience against coastal weather challenges.​

4. Conclusion: Partner with Florida Engineering LLC

Navigating the complexities of wind load considerations for roof-mounted solar installations in Florida’s coastal regions requires expertise and adherence to stringent building codes. Florida Engineering LLC specializes in designing compliant and resilient solar solutions tailored to these unique challenges.​

Contact Florida Engineering LLC today to ensure your solar installation is safe, efficient, and built to withstand Florida’s coastal conditions.

The post Wind Load Considerations for Roof-Mounted Solar in Coastal Regions (2025) appeared first on Florida Engineering LLC.

We’ll explore how to identify weak truss conditions, discuss engineering-approved reinforcement methods, and provide a cost-benefit analysis of these retrofits.​

Table of Contents

1. Identifying Weak Truss Conditions
2. Top 5 Truss Reinforcement Techniques
   • 1. Sistering
   • 2. Metal Strapping
   • 3. Tie-Downs and Hurricane Clips
   • 4. Blocking and Bridging
   • 5. Tensioning Systems
3. Cost-Benefit Analysis of Truss Retrofits
4. Conclusion and Next Steps
   

Identifying Weak Truss Conditions

Before installing solar panels, it’s crucial to assess the existing roof structure for potential weaknesses. Key indicators include:

• Undersized Members: Trusses constructed with 2x4s on 24-inch centers may lack the necessary strength for additional loads.​
• Visible Damage: Cracks, splits, or signs of water damage in truss components can compromise structural integrity.
• Deflection or Sagging: Noticeable sagging in the roofline may indicate overstressed trusses.​
• Age and Design Limitations: Older trusses may not meet current building codes or be designed to accommodate additional loads like solar arrays.​
  

Engaging a structural engineer to perform a thorough inspection can help identify these issues and recommend appropriate reinforcement strategies.​

Top 5 Truss Reinforcement Techniques

1. Sistering

Sistering involves attaching additional lumber alongside existing truss members to enhance their load-bearing capacity. This method is particularly effective for strengthening weakened or undersized components.​

Implementation Tips:

• Material Selection: Use lumber of the same size and grade as the existing truss members.​
• Attachment: Secure the sistered member with appropriate fasteners, ensuring a tight connection to the original truss.​
• Extent: The sistered member should extend beyond the damaged area to distribute loads effectively.​
  

2. Metal Strapping

Metal strapping reinforces truss connections and helps distribute loads more evenly across the structure. This technique is especially useful for addressing uplift forces and lateral loads.​

Implementation Tips:

• Placement: Install straps over joints and connections that require additional support.​
• Fastening: Use manufacturer-recommended fasteners to ensure the straps are securely attached.​
• Tensioning: Some applications may require pre-tensioning the straps to achieve the desired reinforcement effect.​
  

3. Tie-Downs and Hurricane Clips

Tie-downs and hurricane clips secure trusses to the building’s top plate, enhancing resistance to uplift forces caused by wind or seismic activity.​

Implementation Tips:

• Selection: Choose connectors rated for the specific loads and conditions of your region.​
• Installation: Follow manufacturer guidelines for placement and fastening to ensure optimal performance.​
• Inspection: Regularly inspect connectors for signs of corrosion or damage, especially in coastal areas.​
  

4. Blocking and Bridging

Installing blocking or bridging between truss members increases lateral stability and helps distribute loads more evenly.​

Implementation Tips:

• Material: Use lumber that matches the size and grade of existing truss members.​
• Spacing: Install blocking at regular intervals as specified by engineering recommendations.​
• Attachment: Secure blocks with appropriate fasteners to prevent movement under load.​
  

5. Tensioning Systems

Advanced tensioning systems, such as retrofit kits with tensile members and king post assemblies, provide additional support by redistributing loads across the truss structure.​

Implementation Tips:

• Design: Consult with a structural engineer to design a system tailored to your specific roof structure and load requirements.​
• Installation: Follow detailed installation procedures to ensure the system functions as intended.​
• Maintenance: Periodically inspect the system for tension loss or component wear.​
  

Cost-Benefit Analysis of Truss Retrofits

When considering truss reinforcements for solar installations, it’s essential to weigh the costs against the benefits.​

Costs:

• Materials: Additional lumber, metal connectors, and specialized hardware.​
• Labor: Increased labor time for installation and potential need for skilled workers.​
• Design and Engineering: Professional services to assess and design reinforcement strategies.​
  

Benefits:

• Safety: Enhanced structural integrity reduces the risk of roof failure.​
• Compliance: Meeting building codes and standards ensures legal compliance and potential insurance benefits.​
• Longevity: Proper reinforcements can extend the lifespan of both the roof structure and the solar installation.​
  

Investing in appropriate truss reinforcements can prevent costly repairs or replacements in the future, making it a financially sound decision for many property owners.​

Conclusion and Next Steps

Ensuring your roof’s structural integrity is paramount when installing heavy-duty solar arrays. By identifying potential weaknesses and implementing appropriate reinforcement techniques—such as sistering, metal strapping, tie-downs, blocking, and tensioning systems—you can safeguard your investment and enhance the longevity of your solar installation.​

For personalized assessments and professional reinforcement solutions, contact Florida Engineering LLC. Our team of experts is ready to assist you in making your solar project a success.​

The post Top 5 Truss Modifications for Heavy-Duty Solar Arrays appeared first on Florida Engineering LLC.

Table of Contents

1. Introduction
2. The Role of Tilt Angle in Structural Engineering
3. Row Spacing and Wind Uplift Interactions
4. Correlating Array Geometry with Uplift Coefficients
5. Performance vs. Structural Cost: The Trade-Off
6. Tools for Integrated PV Design and Structural Analysis
7. Expert Insight on Structural Load Considerations
8. Conclusion and Next Steps
   

1. Introduction

As photovoltaic (PV) systems evolve, solar tilt structural load and PV orientation engineering have become pivotal factors in both energy performance and structural safety. The goal is no longer just optimal energy production—it’s optimal performance without overstressing the roof or rack.

2. The Role of Tilt Angle in Structural Engineering

The tilt angle of a solar array directly affects the amount of wind and snow load imposed on a structure. Increasing the tilt improves sun exposure—especially in northern latitudes—but also increases wind uplift, particularly on sloped roofs and open fields.

• Higher tilt = higher wind profile
  
• Lower tilt = reduced energy in winter but less structural stress
  

In structural engineering terms, a 30° tilt panel may experience up to 2.5x the uplift force of a 10° tilt under similar conditions, according to recent ASCE 7-22 studies.

3. Row Spacing and Wind Uplift Interactions

Row spacing, meant to reduce inter-row shading, also alters the flow of wind. Tightly packed rows create wind tunnels, increasing turbulence and uplift forces.

• Wider spacing reduces shading but may create isolated turbulence pockets.
  
• Tighter spacing increases shading and reduces energy but can act like a solid array wall.
  

Engineering must evaluate the effects on parapets, edge zones, and array perimeter conditions based on spacing.

4. Correlating Array Geometry with Uplift Coefficients

Using computational tools or wind tunnel data, engineers calculate uplift coefficients that vary by tilt and row spacing. These coefficients inform:

• Anchor design
  
• Load-bearing points
  
• Rack system reinforcements
  

For example, a 20° tilt at 1.5 module-height spacing may yield an uplift coefficient (GCp) of -1.1 in edge zones versus -0.9 in center zones, demanding customized anchor placement.

5. Performance vs. Structural Cost: The Trade-Off

Engineering for maximum energy yield often results in higher structural costs due to:

• Stronger racking systems
  
• Heavier ballast or more anchor points
  
• Need for reinforced roofing or substructure
  

Conversely, a flatter array may sacrifice 5–15% in annual yield but significantly reduce installation and maintenance costs due to simpler structural design.

6. Tools for Integrated PV Design and Structural Analysis

Several software platforms enable engineers to model both electrical performance and structural behavior, including:

• Helioscope / PVsyst – for energy modeling
  
• RISA-3D / ETABS / SAP2000 – for structural simulations
  
• AutoDesk Revit + Insight – for architectural-structural-PV coordination
  
• TLC Engineering’s Integrated Uplift Calculator (2024 edition)
  

The ideal workflow combines PV array layout, structural load calculations, and code compliance in one process.

7. Expert Insight on Structural Load Considerations

“Every 5° of added tilt changes the structural design problem,” says Kashish Vig, PE, a structural engineer specializing in solar retrofits. “Designers must balance aerodynamics with code-driven load cases to make a project viable.”

Structural engineers in wind-prone regions like South Florida often work with Florida Building Code Section 1609 and ASCE 7-22 to model worst-case uplift scenarios and design accordingly.

8. Conclusion and Next Steps

Solar panel orientation is no longer just an energy decision—it’s a structural one. The tilt and spacing of PV arrays affect not only production but also the racking design, anchoring system, and long-term stability of the roof. Optimizing for both performance and structural soundness is essential for any successful installation.

If you’re planning a solar project in Florida, Florida Engineering LLC is your go-to partner for structural analysis and PV design integration. Contact our engineering experts today for a tailored consultation.

The post How Solar Panel Orientation Affects Structural Design in 2025 appeared first on Florida Engineering LLC.

What Is Building Enclosure Classification?

Building enclosure classification determines how wind loads interact with a building. ASCE/SEI 7 categorizes structures into four types based on the size and location of their openings (doors and windows). This classification significantly influences internal pressure coefficients, which are used to calculate total wind loads during structural design.

The Four Main Types of Enclosures

A. Enclosed Buildings

These buildings have tightly controlled openings:

• Openings are less than 1% of the wall area or less than 4 sq. ft.
• Internal pressure coefficient: ±0.18

B. Open Buildings

Designed to allow free wind flow:

• 80% or more of each wall consists of openings
• Internal pressure coefficient: 0.00

C. Partially Enclosed Buildings

One wall has significantly more openings than the others:

• Openings exceed those in all other walls + roof by at least 10%
• Also exceed 1% or 4 sq. ft. of wall area
• Internal pressure coefficient: ±0.55

D. Partially Open Buildings

These don’t fit into the above categories:

• May have dispersed openings across multiple walls
• Internal pressure coefficient: ±0.18

Why is there a differentation between partially enclosed and partially open buildings?

While it might seem counter-logical, for the purpose of determining wind pressures as outlined by ASCE/SEI 7, partially enclosed and partially open buildings are separate classifications.

Is there an easier way to determine enclosure classifications? The above definitions seem a bit convoluted.

Fortunately, there is! Simply use the calculator we have on our website to determine the enclosure classifications of your building in a matter of seconds.

Building Enclosure Classifications

Why are enclosure classifications important?

The type of enclosure directly determines the “internal pressure coefficient” of a building, which may be understood as the reaction of a building to the external wind pressure, that causes an amplification in the total wind pressure. It might make sense to think of enclosure classifications in terms of the wind pressure amplification effect that they create.

Enclosed buildings

As seen in the diagram below, enclosed buildings may be thought of as buildings with small openings, because of which there is a small ingress or egress of wind that causes a moderate amplification of external pressure. Enclosed buildings have an internal pressure coefficient of ±0.18.

Open buildings

As seen in the diagram below, open buildings have practically no obstruction of wind due to walls. However, free flow of wind does cause an increase in the uplift due to wind. Open buildings have an internal pressure coefficient of 0.00.

Partially enclosed buildings

As seen in the diagram below, partially enclosed buildings may be thought of as buildings with large openings concentrated on one wall, because of which there is a large ingress or egress of wind that causes a high amplification of external pressure. Partially enclosed buildings have an internal pressure coefficient of ±0.55.

Partially open buildings

As seen in the diagram below, partially open buildings may be thought of as buildings with large openings distributed over multiple walls, because of which there is a relatively balanced ingress and egress of wind that causes a moderate amplification of external pressure. Partially open buildings have an internal pressure coefficient of ±0.18.

How can this information help with structural design?

Opening sizes and locations directly affect the total wind pressure. In most US states, wind is the controlling lateral force in structural design. It directly affects, among other things:

• Roof truss design
• External wall design (size and reinforcement of CMU walls, size and stud spacing of wood-framed walls)
• Foundation size and reinforcement (due to lateral and uplift effects)

For example, consider a sample commercial building (plan shown below).

Based on the provided opening sizes and locations, we can determine that the building is “partially enclosed”.

For such a building, the external wall pressure is approximately 64 psf, which would necessitate an external 8” CMU wall with #5 vertical rebars at 48” O.C. (See notes for calculations)

However, if we were to add another door to wall 4 of the building, that would change the enclosure classification to “partially open”.

For such a building, the external wall pressure is approximately 49 PSF, which would necessitate an external 8” CMU wall with #5 vertical rebars at 64” O.C. (see notes for calculations), reducing the amount of rebar required by 25%.

As is clearly apparent, the enclosure classification of a structure can be changed by varying the opening sizes, locations or quantities, in away that minimizes the wind pressure on the building and provides a structurally adequate yet economically feasible design.

At the same time, engineers, contractors, and homeowners must be careful about adding, removing or moving doors or windows in a building, so as to avoid the possibility of changing the enclosure classification and inadvertently amplifying the pressures more than what the building was designed for.

At Florida Engineering LLC, we ensure your structure meets all code requirements while optimizing cost. Our team uses advanced calculations, real-world experience, and the latest standards to deliver structurally sound and financially smart solutions.

The post Building Enclosure Classification Explained: What Florida Property Owners Must Know in 2025 appeared first on Florida Engineering LLC.

1. The 400 A Threshold: Code & Risk Basis

• Florida Building Code / SB 4-D Recertification
  Senate Bill 4-D (2022) and Florida’s recertification regs require a detailed structural and life-safety inspection every 10 years (25 years at or near the coast) for buildings three stories or taller. Section 9.4(f) of our standard agreement (and many jurisdictions’ local amendments) explicitly adds infrared thermography for any building whose electrical service exceeds 400 A.
• Why 400 A?
  1. Higher fault current potential: Larger services carry more current, so any loose lug or overloaded conductor can heat up dramatically.
  2. Fire hazard: Temperature rises in large feeders or breakers can ignite insulation or bus insulation if left undetected.
  3. Safety: Owners and inspectors need non-contact methods to verify tight connections before failures occur.

2. What an IR Inspection Must Cover

A compliant infrared scan isn’t just “point and shoot.” Your report needs to document:

1. Main Service Disconnect & Metering
   • Scan all phases of the service entrance cable terminations and meter lugs.
2. Bus Bars & Panel Connections
   • Inspect bus‐to‐panelboard connections, including any sub-feed lugs or isolators.
3. Branch-Circuit Breakers
   • Check every breaker—single and multi-pole—at load and neutral connections.
4. Feeder Cables & Splices
   • Any mid-run splice or junction box on feeders >400 A must be imaged.
5. Switchgear and Motor Control Centers (if present)
   • Include door‐mounted breakers, draw-out units, and any load-side connections.
6. Load Imbalance & Harmonics
   • Identify unusually hot phases that may signal an imbalance or harmonic overheating.

For each item, the report should:

• Record ambient temperature, emissivity settings, and distance to target.
• Provide a clear thermal image with crosshairs on the hot spot and a visible‐light overlay or separate photo.
• List measured temperatures and calculated temperature rise above ambient.
• Offer recommendations (lug tightening, load balancing, further electrical evaluation).

3. Case Study: A 400 A Panelboard Scan

Figure	Description
1. Visible Photograph	Shows the building’s main service lugs feeding the meter bank (400 A service).
2. Split Visible/Thermal	Right half shows the FLIR overlay—only one Right half FLIR overlay highlighting the hottest lug at 89.2 °F (ambient ~77.5 °F).
3. Full Thermal Scan	Peak of 89.2 °F on the service lug—demonstrates the kind of hot‐spot you must document when >400 A.

Interpretation:

• Under normal loading you really shouldn’t see those service conductors running much hotter than the surrounding air. Here’s the quick guide:
• Relative (delta-T) guideline
  • Ideal: < 10 °F rise over adjacent metal or conductors.
  • Acceptable under full load: up to ~15–20 °F rise.
  • Anything over ~20 °F should trigger immediate investigation and corrective action.
• Absolute temperature limit
• Conductors are typically THHN/THWN rated for 75 °C (167 °F) or 90 °C (194 °F).
• In practice, you’ll almost never see anywhere near those upper limits on a service entrance—IR scans on a 400 A entrance will usually show absolute temps in the 80–120 °F range (depending on load and ambient).

4. Why You Can’t Skip It

• Non-Invasive & Fast: IR scans take minutes per panel but reveal problems invisible to the eye.
• Code Compliance: Jurisdictions across Florida (e.g., Miami-Dade, Broward, Palm Beach) will reject recertification without the thermography report when >400 A.
• Peace of Mind: Building owners, property managers, and insurance carriers all value the extra layer of electrical safety.

5. Next Steps for Your Recertification

1. Schedule your IR thermography with a Florida-licensed engineer or certified infrared specialist.
2. Review the full report: tighten any loose lugs, rebalance loads, and repair any hot splices.
3. Submit the complete documentation—including thermal images, temperature logs, and repair recommendations—to the local building official along with your other recertification items.

By integrating infrared thermography at the 400 A trigger, you not only satisfy Florida’s recert requirements—you also proactively safeguard your electrical system against hidden heat‐related failures.

Florida Engineering LLC is a Florida-licensed structural and electrical inspection firm. We handle thermography inspections for all recertifications requiring >400 A service.

The post Why Thermal Inspections Are Required for 400A Electrical Services in Florida Recertifications appeared first on Florida Engineering LLC.

Table of Contents

1. Overview of SB 4-D
2. Initial Building Reporting: What Was Due by January 2023
3. Milestone Structural Inspections: Deadlines & Process
4. Structural Integrity Reserve Studies (SIRS)
5. Annual Reserve Reporting to Unit Owners
6. Summary Table: SB 4-D Reporting Requirements
7. Enforcement, Penalties & Fiduciary Duties
8. Key Takeaways for 2025 and Beyond
9. Conclusion: Stay Compliant with Florida Engineering LLC

1. Overview of SB 4-D

Enacted in 2022 following the Surfside tragedy, SB 4-D mandates robust inspection and reserve protocols for buildings three stories or more in height. The law targets the structural integrity and long-term financial planning of condominiums and cooperatives, ushering in mandatory inspections, reserve studies, and public disclosures.

2. Initial Building Reporting: What Was Due by January 2023

By January 1, 2023, all qualifying condominium associations existing before July 1, 2022, were required to report the following to the Division of Florida Condominiums, Timeshares, and Mobile Homes:

• Number of buildings three stories or higher
• Total number of units in these buildings
• Building addresses
• County locations

Submission Methods: Email, postal service, commercial delivery, or hand delivery using a state-provided form.

Public Access: This data is now available in a searchable public database hosted by the Division.

3. Milestone Structural Inspections: Deadlines & Process

Who Must Comply?

Condo and cooperative buildings three stories or more in height.

When Are Inspections Required?

• At 30 years of age, unless within 3 miles of the coast, in which case 25 years
• Every 10 years thereafter
• Buildings with COs issued before July 1, 1992, must inspect by December 31, 2024 (or possibly 2025 per SB 154)

What’s the Process?

• Phase One: Visual structural examination by a Florida-licensed architect or engineer
• Phase Two: Triggered if Phase One reveals structural concerns; may involve invasive testing

Reporting Requirements:

• Must be signed and sealed
• Shared with the association, local officials, and kept on file 15 years
• Must be accessible to tenants and prospective buyers

4. Structural Integrity Reserve Studies (SIRS)

Frequency:

• Every 10 years

Scope:

• Visual inspection of key structural components: roof, load-bearing walls, foundation, plumbing, fire systems, etc.
• Estimates remaining life and repair/replacement costs

Who Can Perform It?

• Visual inspection: Must be by a licensed engineer or architect
• Other elements can be handled by certified reserve specialists

Key Financial Mandates:

• Reserve funding based on SIRS findings is mandatory
• After December 31, 2024, no waivers or partial funding for structural component reserves are allowed

5. Annual Reserve Reporting to Unit Owners

Condominium boards are required to issue an annual report summarizing:

• Current reserve balances
• Status of required milestone inspections and SIRS
• Any planned or ongoing repairs

This report ensures transparency and keeps all unit owners informed.

6. Summary Table: SB 4-D Reporting Requirements

7. Enforcement, Penalties & Fiduciary Duties

Failure to comply with SB 4-D reporting can lead to:

• Fines and penalties
• Legal action by unit owners
• Loss of occupancy certification

Fiduciary Duty: Board members are legally obligated to complete these reports. Non-compliance may be considered a breach of fiduciary responsibility, exposing them to personal liability.

8. Key Takeaways for 2025 and Beyond

• Start Early: Inspection and reserve timelines are firm and time intensive.
• Stay Updated: Legislative amendments (like SB 154) can modify requirements.
• Be Transparent: Share reports with owners and document compliance actions.
• Use Professionals: Always engage licensed experts for inspections and SIRS.

9. Conclusion: Stay Compliant with Florida Engineering LLC

Understanding and implementing SB 4-D’s building reporting requirements is no longer optional, it’s the law. Florida Engineering LLC is your trusted partner for structural inspections, reserve studies, and compliance reporting. Our team ensures your building meets every deadline and standard, protecting both your residents and your board.

Contact Florida Engineering LLC today for a consultation and ensure your building’s safety and compliance for years to come.

The post Senate Bill 4-D (SB 4-D) Building Reporting Requirements in 2025: What Florida Condo Boards Must Know appeared first on Florida Engineering LLC.

Whether you’re representing the buyer or seller, this updated checklist and inspection guide powered by Florida Engineering LLC, the state’s #1 choice for property inspections will help you stay on track.

Table of Contents

1. Association Approval
2. Right of First Refusal
3. Fees, Assessments & Litigation
4. Fire Sprinkler Retrofit Disclosure
5. Mandatory Non-Developer Disclosures
6. Document Delivery Timeline
7. Common Elements & Parking Clarifications
8. Unit vs. Common Area Repairs
9. Structural Safety Laws: Milestone & Reserve Studies
10. Buyer Voidability Rights
11. Units in Larger Buildings
12. How Florida Engineering Supports Your Sale

Association Approval

Confirm whether the condo association must approve the buyer. If required:

• Approval should be obtained within 5 days (or a different specified period).
• Buyer and seller must promptly cooperate with application submissions.

Right of First Refusal

Some associations reserve the right of first refusal, allowing them or members to purchase the unit before an outside buyer.

• The contract is contingent on this right being declined in writing within a defined window.
• If exercised, the contract is voided, and buyer’s deposit is refunded.

Fees, Assessments, Prorations & Litigation

Sellers are required to disclose:

• Association dues and assessments
• Recreation area rents (if applicable)
• Any pending or ongoing litigation
• Responsibility for upcoming special assessments (buyer or seller) must be clearly assigned.
• Buyers should reimburse any prepaid fees.

Fire Sprinkler Retrofit Disclosure

Florida law requires disclosure if the association has opted out of a fire sprinkler retrofit.

• A written notice of this vote must be provided before closing.

Non-Developer Mandatory Disclosures

Buyers must receive:

• Declaration of Condominium
• Articles of Incorporation
• Bylaws
• Association Rules
• Latest Annual Budget
• Financial Statements
• FAQ Document

Buyers then have a 3-business-day window (excluding weekends/holidays) to cancel the contract.

Buyer Document Requests & Receipt Acknowledgement

Buyers can request the above disclosures in the purchase contract.

• Sellers must provide the documents at their own expense.
• Buyer must confirm receipt by checking the appropriate acknowledgment box.

Common Elements & Parking

Clearly define which common elements and parking spaces are included in the sale to avoid disputes later.

Inspections & Repairs

Sellers are only responsible for the individual unit, not common elements or areas unless otherwise stated.

Milestone Inspections & Structural Integrity Reserve Studies

New Florida laws require Milestone Inspections and Structural Integrity Reserve Studies for all condos 3+ stories tall:

Milestone Inspection Requirements

• Conducted at 30 years of age, or 25 years if within 3 miles of the coast
• Repeated every 10 years
• Phase 1: Visual structural inspection
• Phase 2: If deterioration is found, further (possibly destructive) testing is required​​

Structural Integrity Reserve Study (SIRS)

Required by Dec 31, 2024 for eligible condos:

• Determines the cost and timeline for future major structural repairs
• Must be conducted by a licensed engineer or architect
• Associations must maintain full funding for critical repairs (cannot waive or reduce reserves after 2024)

Associations must post reports, mail summaries, and update websites for owner transparency.

Buyer Rights (Voidability Clause)

Buyers can void the contract if required documents or disclosures aren’t provided on time.

• Late receipt allows a 3-business-day closing extension
• All waivers must be in writing

Shared Structures

If the condo unit is part of a larger, multi-owned building:

• Seller must disclose how costs, maintenance, and minimal common areas are shared.

How Florida Engineering LLC Supports Florida Realtors

Florida Engineering LLC is Florida’s #1 choice for fast, accurate, and reliable inspections. Their team includes 25+ experienced local engineers with Master’s degrees and deep knowledge of Florida’s unique environmental conditions.

Services Offered:

Commercial Inspections

• Milestone Inspections
• Structural Integrity Reserve Studies
• Turnover Studies
• Balcony & Roof Inspections
• Building Recertifications
• HUD & Phase-1 Environmental Site Assessments
• Infrared Thermography

Residential Inspections

• Foundation, Wind Mitigation & Fire Safety Inspections
• Unsafe Structure & Disclosure Reports
• ADA Compliance & Exterior Envelope Inspections

Sectors Served

• Residential & Multi-Family
• Retail, Office, Hospitality
• Healthcare, Education, Religious, Industrial

Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
Website: www.FLEng.com
Phone: (941) 391-5980 or 877-FLA-ENGS

Final Thoughts

2025 ushers in a new era of transparency, safety, and accountability in Florida condo sales. Realtors must now function as compliance navigators, ensuring their clients fulfill all disclosure, inspection, and safety requirements.

Partnering with a trusted firm like Florida Engineering LLC ensures a smoother process from pre-listing to post-closing. Fast. Accurate. Reliable.

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

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Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post 2025 Florida Condo Sale Compliance Checklist for Realtors: Inspections, Disclosures & Structural Integrity appeared first on Florida Engineering LLC.