Milestone inspection Phase 2 testing and SIRS support

The law in brief

• Which buildings. Three or more habitable stories, in whole or in part under condominium or cooperative ownership (Section 553.899, Florida Statutes).
• When. By December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years. The local enforcement agency may require it at 25 years where local conditions, such as proximity to salt water, justify it.
• Phase 1. A visual examination by a licensed architect or engineer.
• Phase 2. Required when Phase 1 finds substantial structural deterioration. The statute says it may involve destructive or nondestructive testing at the inspector's direction.
• SIRS. Associations must also complete a structural integrity reserve study for these buildings and repeat it every 10 years.

The rules have changed several times since 2022. Confirm your deadlines with your engineer, association counsel and local building department.

Where ABTS fits

Your milestone inspection is performed and signed by your licensed engineer or architect. ABTS does not replace them. We carry out the testing Phase 2 calls for and report it in a form they can use directly: where corrosion is active, how far chlorides and carbonation have reached, and which areas look sound but are already at risk.

With measured quantities instead of visual estimates, your engineer can define the repair scope with more confidence, and contractors can bid against the same numbers.

Typical Phase 2 testing scope

• Sounding survey of balconies, slab edges and walkways, with delaminations marked on the drawings. See balcony and garage testing.
• Half-cell potential mapping of representative areas
• Chloride profiles and carbonation depth at selected locations
• Electrical continuity checks and exploratory openings to see bar condition
• Pool shell and pool deck testing where the pool sits over occupied space. See pool shell assessment.

Testing data for your SIRS

A SIRS estimates the remaining useful life and replacement cost of items such as the load-bearing structure, roof, floors and waterproofing, and sets the reserve funding for them. Corrosion data narrows those estimates: a balcony stack with low chlorides and passive readings needs a very different budget from one where corrosion is already active.