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

• Facebook
• YouTube

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.

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.

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

• Facebook
• YouTube

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.

These certified professionals are more than a regulatory checkbox—they’re a game-changer for developers aiming for smooth permitting, environmental compliance, and long-term sustainability.

What Is SWPPP Certification?

SWPPP stands for Stormwater Pollution Prevention Plan, a legally mandated document outlining how a construction site will prevent pollutants in stormwater runoff from impacting nearby water sources during land-disturbing activities.

A SWPPP certified inspector has undergone rigorous training in:

• Soil classification and erosion prediction (including tools like RUSLE)
• Stormwater runoff management
• Best Management Practices (BMPs)
• Compliance with state and federal laws (e.g., Florida CON permits and NPDES regulations)

In short, they’re your on-site compliance experts, ensuring your project doesn’t just meet expectations—it exceeds them.

When Is a SWPPP Required in Florida?

A SWPPP is required if your construction project:

• Disturbs one acre or more of land
• Is part of a larger common plan of development
• Discharges stormwater into surface waters or through a municipal separate storm sewer system (MS4)

This requirement is outlined under the Florida Construction Generic Permit (CGP) and federal NPDES program.

Florida CGP Requirements

To meet Florida Department of Environmental Protection (DEP) requirements:

1. Submit a Notice of Intent (NOI)
2. Develop and Implement a SWPPP that meets all DEP criteria
3. Submit a Notice of Termination (NOT) when your project is stabilized

Permit Fees:

• $250 for <5 acres
• $400 for ≥5 acres

What SWPPP Certified Inspectors Do

Our certified inspectors play a vital role in maintaining site compliance and reducing environmental risks:

Soil and Erosion Expertise

They assess erosion risks and soil behavior, implementing proactive solutions.

Best Management Practices (BMPs)

From silt fencing to stabilized entrances, they apply the most effective stormwater controls.

SWPPP Development & Documentation

Our team ensures your SWPPP is complete, compliant, and kept up-to-date with evolving site conditions.

Dewatering & Stormwater Monitoring

They manage water discharge and watch for pollutant risks, acting fast when conditions change.

Local & Federal Regulation Compliance

They know the fine details of NPDES, Florida DEP CGPs, and other state-specific standards, ensuring every inspection passes smoothly.

Why Developers & Contractors Should Care

Working with SWPPP certified inspectors provides significant advantages:

1. Accelerated Permitting

Simplifies the NOI and NOT processes, reducing bureaucratic delays.

2. Risk & Liability Reduction

Regular site inspections catch issues early, helping avoid legal trouble or fines.

3. Environmental Protection

Preserves local ecosystems by managing runoff responsibly.

4. Cost Savings

Avoids rework and violations, keeping your budget intact.

5. Peace of Mind

Focus on project delivery while we keep you compliant, safe, and ready for inspection.

How SWPPP Certification Impacts Construction Costs

Cost Savings Through Compliance

• Reduced Fines: Avoid penalties by staying compliant
• Fewer Delays: Maintain schedules without regulatory interruptions

Efficiency & Time Management

• Streamlined Compliance: Less time spent navigating permits
• Proactive Management: Prevent issues before they arise

Penalties for SWPPP Non-Compliance

Failing to comply with SWPPP regulations can carry severe financial, legal, and reputational consequences:

Financial Penalties:

• Federal: Up to $37,500 per day per violation (Clean Water Act)
• State: Up to $25,000/day in some states like CA and TX
• Lawsuits & Settlements: Environmental groups can sue—settlements may exceed $90,000

Legal & Administrative:

• Criminal Charges: Up to 3 years in prison for knowing violations
• Permit Revocation: Halts all site operations

Other Consequences:

• Project delays
• Costly site fixes
• Public backlash and brand damage

Real-World Example: SWPPP Inspectors in Action

Imagine this: You’re mid-construction when a Florida thunderstorm hits. Your site is now vulnerable to sediment runoff entering protected wetlands. Within hours, our certified inspector:

• Assesses storm drains
• Reinforces BMPs
• Initiates reporting protocols

The outcome? No environmental harm, no regulatory breach, and zero project delays.

SWPPP Requirements in Florida

At Florida Engineering LLC, we ensure your SWPPP includes:

• Responsible stormwater personnel
• Contractor/subcontractor details and certifications
• Construction activity descriptions
• Site maps
• BMPs for both temporary and permanent controls
• Dewatering protocols
• Inspection and maintenance schedules
• Certification signatures and updates within 7 days of any changes

The Future of Construction is Sustainable—and Compliant

Integrating SWPPP certified inspectors into your project team is more than a smart move—it’s a necessary step toward building sustainable, compliant, and successful developments in 2025 and beyond.

At Florida Engineering LLC, our goal is to protect your project, the environment, and your bottom line. With our SWPPP expertise, your site will be inspection-ready, environmentally responsible, and legally sound—every step of the way.

Partner with Florida Engineering LLC Today

Call us at 941-391-5980
Email contact@fleng.com

Let’s make your next project a benchmark in environmental excellence.

The post When Is a SWPPP Required? Florida’s 2025 Guide to Compliance & Certified Inspection Services appeared first on Florida Engineering LLC.

Introduction – UPDATED 5/5/2025
Florida’s condominium insurance market is set for major change. On May 2, 2025, the Legislature unanimously approved House Bill 913, and the measure is now headed to Gov. Ron DeSantis for his signature . Alongside stricter penalties for noncompliance, the final bill also adds new deadlines, funding flexibilities, and disclosure requirements aimed at balancing safety with financial relief for condo owners.

Table of Contents

1. The Condo Compliance Crisis
2. HB 913: What It Proposed vs. What Passed
3. Insurance and Financial Consequences
4. New Flexibilities on Inspections, Funding & Repairs
5. What Condo Owners Should Do Next
6. Conclusion: Onward to the Governor’s Desk

1. The Condo Compliance Crisis

Florida’s safety laws overhauled after the June 2021 Surfside collapse have made milestone inspections and Structural Integrity Reserve Studies (SIRS) mandatory for older, taller condo buildings—but compliance remains low.

• Low Submission Rates: Fewer than 40 percent of South Florida’s qualifying condos have filed their milestone-inspection reports, leaving many buildings’ true conditions unknown.
• Rising Risk & Uncertainty: Uninspected structures may harbor hidden deterioration, undermining both safety and market confidence.

These challenges set the stage for HB 913’s tougher enforcement mechanisms.

2. HB 913: What It Proposed vs. What Passed

Original Proposal Highlights

• Bar state-backed Citizens Property Insurance from covering noncompliant associations
• Prevent inspection firms from also designing repairs
• Tie private-insurer eligibility to compliance

Final Bill Compromise
On unanimous passage, HB 913 now also includes:

• Extended Deadline for SIRS: Moves the structural-integrity study deadline from December 31, 2024, to December 31, 2025.
• “Habitable Stories” Threshold Clarification: Applies inspections to buildings with three or more habitable stories (not just ‘stories’) to close loopholes.
• Two-Year Reserve Pause: Allows condo associations to temporarily suspend reserve funding obligations for two years immediately after completing their milestone inspection.
• Funding Flexibility: Enables the use of lines of credit or loans to meet reserve requirements, subject to a majority-owner vote.
• Raised Study Threshold: Increases the deferred-maintenance cost threshold for items requiring inclusion in SIRS from $10,000 to $25,000.
• Disclosure Mandates: Requires architects, engineers, and contractors bidding on inspections/SIRS to disclose any intent to bid on related repair or replacement work.

These adjustments aim to ease the financial burden while preserving—and even strengthening—inspection integrity.

3. Insurance and Financial Consequences

If HB 913 becomes law:

1. Loss of Citizens Coverage: Associations missing inspections/SIRS still face bar from Citizens Property Insurance, driving them to private markets with higher rates.
2. Sharper Premium Hikes & Assessments: Private insurers may charge steep premiums or decline coverage, forcing condo boards to levy special assessments.
3. Market Impact: Units in noncompliant buildings will likely see reduced buyer interest and declining appraisals, as lenders shy away from uninsured properties.

4. New Flexibilities on Inspections, Funding & Repairs

Beyond penalties, HB 913’s final form grants associations critical breathing room:

• Funding Workarounds: Two-year reserve pause and loan/credit line options help associations manage cash flow spikes.
• Objective Inspections: Disclosure rules and conflict-of-interest bans between inspectors and repair designers keep recommendations unbiased.
• Adjusted Scope: Higher cost thresholds and clarified building-story definitions ensure that reserve studies target the most pressing safety systems.

5. What Condo Owners Should Do Next

With HB 913 now on Gov. DeSantis’s desk, condo boards and unit owners should:

1. Pre-Schedule Inspections & SIRS: Even with the extended deadline, demand will surge—book milestone inspections and reserve studies now.
2. Review Funding Strategies: Evaluate whether a temporary reserve pause, line-of-credit, or loan makes sense for your association.
3. Check Insurance Status: Confirm with Citizens and private carriers that your inspection reports are on file to avoid coverage gaps.
4. Plan for Disclosures: If you’re an engineering or contracting firm, prepare to disclose any future repair-work bids as required.

6. Conclusion: Onward to the Governor’s Desk

HB 913’s unanimous legislative approval marks a pivotal moment for condo safety and finance in Florida. By blending enforcement with new flexibilities—extended deadlines, funding options, and stronger transparency rules—the bill seeks to protect residents without inflicting undue financial strain. Now, all eyes turn to Gov. DeSantis, whose signature will cement these reforms into law and usher in the next era of condominium oversight in Florida.

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

• Facebook
• YouTube

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 Florida Condo Insurance in 2025: How HB-913 Could Reshape the Industry appeared first on Florida Engineering LLC.

This guide will walk you through the essential requirements for conversion inspections in Florida, the process involved, and the latest regulatory updates affecting condo conversions.

Table of Contents

1. What Is a Conversion Inspection?
2. Why Are Conversion Inspections Important?
3. Florida Laws and Regulations on Condo Conversion Inspections
4. The Conversion Inspection Process: Step-by-Step
5. Common Issues Found During Inspections
6. Who Conducts Conversion Inspections?
7. Compliance and Consequences of Non-Compliance
8. FAQs About Florida Condo Conversion Inspections
9. Conclusion

What Is a Conversion Inspection?

A conversion inspection is a thorough evaluation of an existing building that is being converted into a condominium or cooperative ownership structure. The inspection ensures that the building meets Florida’s safety, structural, electrical, and maintenance standards before units are sold to individual buyers.

Conversion inspections apply to properties transitioning from rental apartments, commercial buildings, or other multi-unit structures into condominiums.

Why Are Conversion Inspections Important?

The primary reasons for requiring a conversion inspection include:

• Ensuring Safety: Florida’s climate, including hurricanes, high humidity, and saltwater exposure, makes structural integrity crucial.
• Preventing Future Costs: Identifying defects early prevents costly repairs after residents move in.
• Protecting Buyers: Potential condo buyers deserve transparency about the condition of their units and shared property.
• Legal Compliance: Florida law mandates that condo conversions follow strict guidelines to avoid legal liabilities.

3. Florida Laws and Regulations on Condo Conversion Inspections

Key Legislation:

• Florida Statutes Section 553.899 (Milestone Inspections)
  • Requires milestone inspections for condo buildings three stories or more once they reach 30 years of age (or 25 years if within three miles of the coastline).
  • Subsequent inspections occur every 10 years.
  • Phase 1 involves a visual structural assessment, and if issues are found, a Phase 2 inspection with more in-depth testing is required.
• Senate Bill 4-D (SB 4-D) & Senate Bill 154 (SB 154)
  • Implemented after the Champlain Towers collapse, these laws require stricter condo inspections and maintenance planning.
  • Mandates structural integrity reserve studies to ensure funds are available for repairs.
  • Expands the responsibilities of condo associations to notify residents of inspection results​​.
• Florida Building Code (Broward County Amendments)
  • Broward County has specific provisions for buildings undergoing conversion inspections, requiring electrical and structural evaluations to ensure safety​.
• Condo Conversion Disclosure Requirements
  • Developers converting properties to condos must provide:
    • A Property Condition Report prepared by a licensed engineer or architect.
    • A Structural Inspection Report outlining any major deficiencies.
    • A Reserve Study estimating future repair and maintenance costs.

The Conversion Inspection Process: Step-by-Step

Step 1: Preliminary Building Assessment

• Conducted by a licensed engineer or architect.
• Evaluates structural soundness, foundation, roofing, walls, plumbing, and electrical systems.

Step 2: Milestone Inspection (If Applicable)

• Required for buildings over 30 years old (or 25 years near the coast).
• Includes visual inspection (Phase 1); if issues are found, testing (Phase 2) follows.

Step 3: Structural Integrity Reserve Study

• Forecasts the cost of future major repairs.
• Determines whether sufficient financial reserves exist.

Step 4: Report Submission

• Findings are compiled into a Conversion Inspection Report.
• Submitted to the local enforcement agency and condo association.

Step 5: Necessary Repairs & Compliance Certification

• Required repairs must be completed before the conversion is finalized.
• The building official certifies compliance before condos can be sold.

Common Issues Found During Inspections

During conversion inspections, professionals often find:

• Cracks in Structural Elements – May indicate settlement or potential instability.
• Electrical System Deficiencies – Aging or non-compliant wiring.
• Roof and Water Damage – Water intrusion can lead to mold and foundation damage.
• Outdated Plumbing Systems – Corroded or leaking pipes.
• Inadequate Fire Protection – Missing or outdated fire suppression systems.
• Poorly Maintained Balconies & Railings – Risk of collapse if not properly maintained.

If these issues are found, developers must repair or retrofit the property before completing the conversion process.

Who Conducts Conversion Inspections?

Only licensed professionals are permitted to conduct conversion inspections, including:

• Structural Engineers – Assess building integrity and materials.
• Licensed Architects – Evaluate overall design compliance.
• Certified Electrical Inspectors – Ensure the safety of wiring and electrical panels.
• General Contractors – May be involved in repair recommendations.

Compliance and Consequences of Non-Compliance

What Happens If a Building Fails a Conversion Inspection?

• Repairs Are Required – Owners must address deficiencies before sales proceed.
• Fines & Legal Penalties – Non-compliance can lead to hefty fines and potential lawsuits.
• Unsafe Building Declaration – If major issues persist, the building may be deemed uninhabitable.

FAQs About Florida Condo Conversion Inspections

Are all condo conversions subject to inspections?

Yes, every building undergoing conversion must be inspected and certified as safe.

What if the building is less than 30 years old?

You may not need a milestone inspection, but a conversion inspection is still required.

Can a buyer waive an inspection?

No. Florida law requires inspection reports before sales.

What are the costs of a conversion inspection?

Costs vary based on building size and complexity but can range from $2,000 to $50,000+.

Conclusion

Conversion inspections for Florida condos are critical for safety, compliance, and long-term building integrity. With Florida’s evolving building safety laws, condo conversions are now subject to stricter oversight, ensuring that residents are protected from potential structural failures.

If you’re planning to convert a property into a condo, hiring qualified inspectors and following state regulations is the best way to avoid legal issues and ensure a smooth transition.

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

• Facebook
• YouTube

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 Conversion Inspections for Florida Condos in 2025: Everything You Need to Know appeared first on Florida Engineering LLC.

Table of Contents

• Background: The Purpose Behind 25-Year and 30-Year Inspections
• What Buildings Are Subject to Inspections?
• Inspection Process Under SB 154
• Structural Integrity Reserve Studies (SIRS)
• Reserve Funding and Financial Responsibilities
• Implications of Non-Compliance
• Conclusion: Balancing Flexibility with Safety

Background: The Purpose Behind 25-Year and 30-Year Inspections

The collapse of the Champlain Towers in Surfside, Florida, in 2021 prompted legislative changes focused on enhancing safety standards for older residential buildings. To ensure structural stability over time, Senate Bill 4-D, passed in 2022, mandated milestone inspections for buildings three stories or more. However, implementing these requirements highlighted several logistical and regulatory challenges. To address these, Senate Bill 154, the “Glitch Bill,” was introduced, streamlining inspection guidelines and extending some deadlines, thereby helping property owners and associations meet safety standards effectively and affordably​​.

What Buildings Are Subject to Inspections?

Senate Bill 154 refines which properties must comply with Florida’s milestone inspection requirements, setting the following key criteria:

1. Building Type: Milestone inspections apply specifically to residential condominiums and cooperatives of three or more stories.
2. Age of the Building: All qualifying buildings must complete a milestone inspection within 30 years from receiving their certificate of occupancy, regardless of proximity to the coastline.
3. Exceptions: Certain government-owned buildings, small structures under 3,500 square feet, single-family homes, and two-family dwellings remain exempt​​.

This clarified approach removes distinctions based on distance from the coastline, focusing solely on building height and age to determine eligibility for inspection.

Inspection Process Under SB 154

Under SB 154, the milestone inspection process remains a two-phased approach but includes important adjustments for flexibility:

1. Phase One: Visual Assessment
   • A licensed architect or engineer, or a supervised team of professionals, conducts an initial visual inspection of habitable and non-habitable areas, focusing on key structural components. If no signs of substantial deterioration are found, Phase Two is unnecessary.
2. Phase Two: In-depth Inspection
   • If deterioration is identified, a more detailed Phase Two inspection is conducted. This phase can involve destructive or non-destructive testing to assess the severity of structural issues and determine necessary repairs​​.

Deadline Extension: The initial deadline for milestone inspections was extended from December 31, 2024, to December 31, 2025, giving property owners more time to comply and organize these assessments.

Structural Integrity Reserve Studies (SIRS)

Alongside milestone inspections, SB 154 introduced adjustments to the Structural Integrity Reserve Studies (SIRS), essential for assessing the reserve funds needed for ongoing maintenance and future repairs. Key updates include:

• Initial Deadline: The deadline for SIRS completion is set for December 31, 2024, with an extension option to December 31, 2026, if circumstances require.
• Revised Requirements: The list of items requiring reserves was adjusted, removing “floors” and “foundations” and adding “exterior doors.” Additionally, items with a remaining useful life exceeding 25 years do not require reserve funding, but associations must still allocate funds for maintenance and repairs​.

These adjustments aim to make SIRS more feasible and financially manageable, while still emphasizing the importance of preparedness for future maintenance.

Reserve Funding and Financial Responsibilities

Senate Bill 154 includes important changes in funding expectations to support sustainable maintenance:

• Reserve Requirements: For buildings three stories or higher, all budgets adopted on or after December 31, 2024, must include fully funded reserves for items identified in the SIRS.
• Funding Restrictions: Association members are prohibited from voting to waive or reduce these reserves, and funds designated for specific maintenance items cannot be diverted for other uses.
• Insurance Premium Exemption: Insurance premiums are excluded from calculations for determining if a budget increase triggers a member-initiated substitute budget​​.

This updated financial framework helps ensure associations have the funds necessary to maintain structural integrity, safeguarding residents and reducing financial strain in the long term.

Implications of Non-Compliance

Failure to comply with these updated requirements can have serious consequences:

• Penalties: Local enforcement agencies have the authority to impose fines and prescribe additional deadlines for compliance.
• Building Safety: If a building is found unsafe due to failure in structural integrity, local authorities can deem it unfit for occupancy, potentially displacing residents until repairs are completed.
• Board Member Liability: SB 154 establishes specific accountability for board members who fail to ensure compliance with inspection and funding requirements, making them liable for any resulting harm​.

The addition of board member liability encourages greater adherence to inspection and funding requirements, reinforcing association accountability.

Conclusion: Balancing Flexibility with Safety

Florida’s milestone inspection and reserve funding requirements, updated under SB 154, reflect a well-rounded approach to building safety. By streamlining inspection protocols, clarifying requirements, and allowing for extensions where justified, SB 154 enables property owners and associations to better manage the demands of structural maintenance. For residents, this represents a commitment to building safety and a proactive approach to ensuring structural longevity.

As Florida’s landscape of aging buildings expands, the 25-year and 30-year inspection requirements are key steps in fostering a culture of safety and responsibility, securing the future of Florida’s built environment in 2024 and beyond.

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

• Facebook
• YouTube

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 The 25-Year Inspection Requirement for Florida Buildings: Safety and Structural Integrity in 2025 appeared first on Florida Engineering LLC.

In this article, we’ll explore the key components of balcony inspections, why they’re essential, and how regular assessments can protect both lives and property.

Table of Contents

1. Key Components of a Balcony Inspection
   • Visual Examination
   • Structural Assessment
   • Waterproofing and Drainage
   • Subsurface and Material Testing
   • Code Compliance Verification
   • Documentation and Reporting
2. Why Balcony Inspections Are Crucial
3. Florida’s Building Safety Codes and SB 4-D Compliance
4. Conclusion

1. Key Components of a Balcony Inspection

1.1 Visual Examination

The first step in any balcony inspection is a thorough visual assessment to identify surface-level issues:

• Surface Condition: Inspect for cracks, chips, spalling concrete, rust stains, and signs of water intrusion, which could indicate deeper structural problems.
• Railings and Guardrails: Check for stability, corrosion, loose fasteners, and compliance with height and spacing regulations.
• Flooring: Look for warping, soft spots, or deterioration that could suggest moisture penetration or wood rot, common issues in Florida’s humid climate.

1.2 Structural Assessment

Beyond surface checks, inspectors evaluate load-bearing components:

• Load-Bearing Elements: Examine beams, columns, and support brackets for corrosion, rust, or structural damage.
• Connections and Fasteners: Assess the condition of anchors, bolts, and welds to ensure they’re secure and not compromised by rust or metal fatigue.
• Cantilevered Balconies: Special attention is given to these structures, where the floor extends beyond the supporting wall, making them more susceptible to overloading and sagging.

1.3 Waterproofing and Drainage

Water damage is a leading cause of balcony deterioration:

• Membranes and Sealants: Inspect for cracks, gaps, or deteriorating waterproof membranes that could allow water intrusion.
• Drainage Systems: Ensure proper drainage to prevent water pooling, which accelerates structural decay and fosters mold growth.

1.4 Subsurface and Material Testing (If Needed)

In cases where hidden damage is suspected, more advanced techniques are used:

• Destructive Testing: Involves removing small sections of materials to examine hidden components, especially when signs of deterioration are evident.
• Non-Destructive Testing: Techniques like infrared thermography or moisture meters detect hidden moisture or structural weaknesses without damaging the balcony.

1.5 Code Compliance Verification

Inspectors verify that balconies meet current safety codes:

• Load Capacity: Confirm the structure can handle the designated load without risk of collapse.
• Railing Heights and Spacing: Ensure compliance with local regulations, particularly in high-rise buildings subject to Florida’s updated building codes under SB 4-D​.

1.6 Documentation and Reporting

A detailed report is prepared post-inspection:

• Photographic Evidence: To document damages, deterioration, or code violations.
• Inspection Report: Outlines findings, recommended repairs, and urgency levels, serving as an official record for property owners and regulatory bodies.

2. Why Balcony Inspections Are Crucial

Life Safety

The foremost reason for balcony inspections is to prevent accidents due to structural failures. Tragedies like the Surfside condominium collapse in 2021 have highlighted the dire consequences of neglecting structural assessments​.

Regulatory Compliance

Florida statutes, especially SB 4-D, mandate regular structural inspections for multi-story buildings. Failure to comply can lead to hefty fines and legal liabilities​.

Property Value

Well-maintained balconies enhance a building’s aesthetic and functional appeal, significantly influencing real estate value. Regular inspections ensure properties remain market-ready.

Liability Reduction

Timely inspections and repairs reduce the risk of lawsuits related to accidents or injuries caused by structural failures, protecting property owners and managers from legal and financial repercussions.

3. Florida’s Building Safety Codes and SB 4-D Compliance

Following the Surfside tragedy, Florida enacted SB 4-D to strengthen building safety protocols:

• Mandatory Milestone Inspections: Buildings over three stories must undergo milestone inspections at 30 years of age, or 25 years if within three miles of the coast​.
• Phase I and Phase II Inspections: Phase I involves visual assessments, while Phase II requires more invasive testing if structural deterioration is detected​.
• Annual Reporting: Associations must maintain detailed records of inspections and repairs, ensuring transparency and accountability.

Balcony inspections are more than just a regulatory formality—they’re a proactive measure to safeguard lives, maintain property values, and ensure legal compliance. In Florida, where environmental conditions accelerate structural wear, routine inspections are critical. Property owners, managers, and associations should prioritize these evaluations, not just to meet legal requirements but to foster a culture of safety and responsibility.

Contact Us – The Condominium Experts Near Me – 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

• Facebook
• YouTube

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 balcony inspections and the legal obligations balcony inspections entail.]

The post The Importance of Balcony Inspections in Ensuring Structural Safety (2025 Guide) appeared first on Florida Engineering LLC.