Buying or selling a Fort Myers Beach condo and hearing about “milestone inspections” and “reserves”? You are not alone. After Surfside, Florida added safety rules that bring hidden structural issues into the light, and they can affect your timeline, financing, and condo fees. This guide explains what inspections mean, how reserves fit in, and the steps you can take to protect your investment. Let’s dive in.
Florida milestone inspections explained
Milestone inspections are mandatory structural and electrical safety assessments for many multi-story condominium buildings. The goal is to identify deterioration, corrosion, and waterproofing problems early so associations can plan and fund repairs before safety is at risk.
These rules were created in response to Surfside to ensure buildings address structural needs on a set schedule. For owners, the practical impact can include repair projects, updates to reserves, and sometimes special assessments. Understanding where your building stands helps you plan with confidence.
Which buildings need inspections
Florida applies milestone inspections at specific building ages, then repeats them on a periodic cycle. Public summaries often describe two timelines: earlier for coastal buildings and later for those farther inland, with inspections repeating about every 10 years. Many communications also note a height threshold that commonly includes three stories or more. Always confirm the current statutory triggers for your specific building.
For Fort Myers Beach, focus on three factors:
- Building age based on the certificate of occupancy
- Proximity to the coast
- Number of stories
If your building is older than the initial threshold or is approaching it, plan for an inspection or confirm whether one is already on file.
How to verify your building
You can quickly check your building’s status with a few records:
- Certificate of occupancy and construction year from association or county records
- Building height and story count from association documents or recorded plans
- Whether the property falls within the coastal distance that may trigger earlier inspections
- Any local filing requirements from the Lee County Building Department or the Town of Fort Myers Beach
If an inspection should have occurred based on age and location, ask the association for the report and any follow-up notices. Confirm whether the report was filed with the local building official as required.
What happens after an inspection
A milestone inspection typically produces an engineering report that outlines:
- Identified deficiencies and safety priorities
- Recommended repairs and scopes of work
- Preliminary cost ranges or estimates
From there, most associations follow a similar sequence:
- Engineering and design for repairs
- Contractor bids and board review
- Budgeting and funding decisions
- Permitting with the local building department
- Contracting and repairs
Urgent safety items may need immediate action. Timelines depend on the severity of findings, permitting queues, and contractor availability, which can tighten during hurricane season or high-demand periods.
How findings impact fees and reserves
Milestone results feed directly into the association’s reserve plan and annual budget. If an inspection finds significant structural or waterproofing work, the board must fund it through one or more paths:
- Use of existing reserves earmarked for major repairs
- Special assessments if reserves are short
- Association loans to spread costs over time, which can also raise monthly assessments
Expect the reserve study to be updated to reflect new replacement costs and timing. This can lead to higher regular assessments to rebuild reserves or service debt. If the association is well funded, the impact may be smaller. If reserves are thin, the board may adopt special assessments to move critical repairs forward.
Buyer due diligence checklist
Before you commit to a Fort Myers Beach condo, request and review these items:
- Most recent milestone inspection report and any follow-up engineer letters
- Current reserve study and the actual reserve balance
- The most recent budget and year-to-date financials
- Board minutes for the past 12–36 months
- Any contractor estimates, repair scopes, or active permits
- Notices of special assessments, loan documents, and repayment plans
- Master insurance declarations page, including limits and deductibles
- Lender condo questionnaire and any project eligibility statements
What you are looking for:
- Whether the report flagged immediate safety repairs
- The estimated repair costs vs. available reserves
- A clear, funded plan for required work
- Trends in assessments and any history of emergency levies
If big repairs are identified but not yet funded, consider negotiating contingencies, credits, or an escrow hold to address risk.
Seller prep and listing strategy
If you are selling, gather the key documents early. Buyers and lenders will ask for them. Aim to provide a clean, written summary that covers:
- Date and results of the milestone inspection
- Engineering findings and repair timelines
- Funding plan status: reserves, any approved assessments, or loans
- Insurance overview and any pending claims
Proactive disclosure reduces surprises in escrow and helps keep momentum. It also positions you to negotiate on value instead of scrambling for paperwork. A practical summary paired with tidy, complete documentation builds buyer confidence and shortens lender review time.
Coastal high-rise trouble spots
Fort Myers Beach buildings face unique conditions. Salt-laden air, wind-driven rain, and high humidity can speed up wear on concrete and metal. Engineers often focus on:
- Parking garages and podium decks where saltwater exposure and drainage issues are common
- Balconies and connections where rebar corrosion can lead to spalling
- Exterior vertical joints and sealants that allow water intrusion when they fail
- Roofs and rooftop penetrations that take the brunt of wind and salt
- Windows and doors with aging glazing or gaskets that leak under storm pressure
These conditions can increase the frequency and cost of exterior maintenance. If a report cites corrosion or waterproofing failure, expect a well-defined repair plan and a funding path.
Financing and insurance considerations
Lenders often rely on condo questionnaires and project reviews that ask about structural repairs, special assessments, and building safety. Large unresolved deficiencies or unfunded projects can affect loan options. Some buyers may face extra conditions or a need for a different loan program.
Insurance can also shift after inspections. Significant repair needs and claims history may influence premiums and deductibles. Fort Myers Beach condos are often in FEMA flood zones, so factor flood insurance and deductibles into your total cost of ownership.
Common red flags to watch
- No milestone inspection on file for an older building
- A report that calls for structural work without a funding plan
- Frequent emergency special assessments or rising owner delinquencies
- Board minutes that show confusion or delays in decision-making
If you see one or more of these, slow down and dig deeper. Request clarifications in writing and confirm any open permits or orders with local officials.
Who to contact locally
- Lee County Building Department for permits and local filing procedures
- Town of Fort Myers Beach for municipal ordinances and notices
- Florida Department of Business and Professional Regulation for statewide condo guidance
- Experienced Florida coastal structural engineers and reserve-study providers
- Local lenders and title companies familiar with condo project reviews
Ask for written confirmations when possible so you have a record of timelines and requirements.
Next steps for buyers and sellers
If you are buying, collect the inspection report, reserve study, budget, and minutes early in your review. If you are selling, compile the same documents, summarize key findings and funding, and share them with qualified buyers and their lenders.
A practical, remodeling-informed eye can also help you interpret repair scopes and prioritize what matters most for value, safety, and resale. If you want local guidance tailored to your building and goals, connect with Michael Kussmann for clear next steps and negotiation strategy.
FAQs
What is a Florida condo milestone inspection?
- It is a mandatory structural and electrical safety assessment for many multi-story condo buildings that identifies deterioration, corrosion, and related risks so associations can plan and fund repairs.
How do milestone inspections affect Fort Myers Beach condos?
- Inspection findings can lead to repair projects, reserve study updates, higher monthly assessments, special assessments, or association loans that impact owners’ costs and transaction timing.
When is my Fort Myers Beach building due for inspection?
- Florida uses set building ages with earlier schedules often referenced for coastal buildings and later for inland, then recurring intervals; verify your building’s age, height, and coastal proximity with local officials and the association.
What condo documents should a buyer review in Lee County?
- Ask for the milestone report, reserve study and balance, budget and financials, board minutes, contractor estimates, permits, special assessment or loan documents, insurance policies, and any lender questionnaires.
How do inspection results impact financing for a condo purchase?
- Lenders review condo questionnaires and may limit programs or require conditions if there are unresolved structural issues or unfunded repairs, so confirm project eligibility early with your lender.
What should a seller provide about inspections and reserves?
- Share the inspection results, repair scope and timelines, funding plan details, insurance overview, and a concise written summary to reduce lender friction and build buyer confidence.
