Thinking about a Boca Raton condo with ocean views and resort amenities? Before you fall in love with the balcony, make sure the building beneath it is sound. Florida now requires many condominium buildings to complete periodic structural “milestone” inspections, and the results can affect safety, budgets, and your ability to get a mortgage.
This guide explains what milestone inspections are, how they impact your purchase, and the exact steps to protect your interests in Boca Raton. You will learn what to request, what to ask, and how to spot red flags. Let’s dive in.
Milestone inspections explained
After the 2021 Surfside tragedy, Florida updated condo safety laws to require structural integrity, or “milestone,” inspections for many condo and co‑op buildings. State guidance commonly uses a 30 years then every 10 years schedule for qualifying buildings. The association usually hires a licensed professional engineer or registered architect to evaluate the building’s structural components and report findings to local officials.
Florida’s condominium rules live in state law and administrative guidance. For current definitions and compliance details, review Chapter 718 of the Florida Statutes and the DBPR Division of Condominiums. Local building departments also play a role in filing and enforcement.
When Boca buildings qualify
Whether a building must complete a milestone inspection depends on criteria in Florida law. Common factors include building age, height, occupancy, and proximity to the coastline. Many Boca Raton condos built in the 1970s and earlier are already past the first 30‑year mark, so inspections may be completed or underway.
Rules and deadlines have evolved since 2021. Confirm the current status for a specific property with the DBPR and the City of Boca Raton Building Department. Ask the association for proof of compliance and copies of any reports.
What inspectors look at
A milestone inspection focuses on structural integrity. A Florida‑licensed engineer or architect typically reviews:
- Structural elements such as columns, beams, load‑bearing walls, slabs, and foundations.
- The building envelope including exterior walls, waterproofing, and window or door penetrations.
- Balconies and terraces for slab condition, guardrails, and waterproofing.
- Parking garages and understructure for corrosion and concrete spalling.
- Roof systems and supports for rooftop equipment.
- Drainage and signs of settlement or moisture intrusion.
The process starts with a visual review. If concerns are found, engineers may recommend non‑destructive testing or limited destructive testing. The sealed report generally includes photographs, prioritized recommendations, and a statement about building safety and any urgent actions.
Why buyers should care
- Safety and habitability. Reports can identify urgent items that require immediate action or limit access to certain areas.
- Mortgage and insurance. Lenders and insurers review building condition, reserves, and any safety orders. Serious deficiencies can affect loan approval or increase premiums.
- Association finances. Repairs are paid from reserves, special assessments, or association loans. These costs can become material for unit owners.
The bottom line: the report and the association’s plan to address it can change the total cost of ownership.
Boca‑specific risks to check
Boca Raton’s coastal setting introduces unique stressors:
- Salt air exposure can accelerate corrosion of reinforcing steel and cause concrete spalling. Ongoing balcony, façade, and waterproofing maintenance is critical.
- Flood zones and storm surge can increase water intrusion and foundation stress. Check your building’s location on the FEMA Flood Map Service Center and consult Palm Beach County flood resources.
- Older high‑rise inventory near the ocean may have higher exposure to chloride‑induced corrosion. Review the inspection history and maintenance program closely.
- Local records can reveal prior work. Use the Palm Beach County Property Appraiser to confirm building age, and search the Palm Beach County Clerk of the Circuit Court & Comptroller for recorded liens or litigation tied to building condition. For permits and violations, start with the City of Boca Raton.
Due diligence checklist for buyers
Request these documents from the seller or association early in your contingency period:
- The most recent milestone inspection report and any follow‑up engineering studies.
- Written repair plans, scopes of work, contractor bids, and repair timelines.
- Current reserve study and a history of reserve funding over recent years.
- Board meeting minutes from the last 12 to 24 months that mention inspections, repairs, financing, or special assessments.
- The association’s certificate of insurance and a summary of coverages.
- Permits and proof of completion for any structural or major envelope work.
- Notices from local building officials, including any unsafe structure orders or violations.
- The current budget, special assessment history, and any pending litigation related to building condition.
Keep everything organized. If a report references urgent items, note deadlines and who is responsible for each action.
Smart questions to ask the association
- Has the building completed its required milestone inspection? When and by whom? Can I review the full sealed report?
- What were the findings and the recommended timeline for repairs? Are there any safety orders or open code cases?
- How much is in reserves today, and is the association following a recent reserve study?
- Have repairs been contracted? What are the estimated costs, funding sources, and construction schedule?
- Will planned repairs affect occupancy, insurance, or my ability to get a mortgage?
Red flags that warrant extra scrutiny
- No milestone inspection report is available or the association will not share it.
- There are active unsafe structure orders, or extensive open permits with slow progress.
- Reserves are low compared to estimated repair costs, with talk of significant special assessments or new association loans.
- Persistent water intrusion, visible concrete spalling, major cracking, or balcony deterioration in common areas.
- Litigation related to structural defects with unclear path or timeline to resolution.
How to structure your contract
Protect your position with clear contingencies and documentation:
- Inspection contingency. Include a condo document review period that covers the milestone report and any building safety orders. Allow the right to cancel or renegotiate if major defects or compliance issues appear.
- Financing coordination. Share documents with your lender early so underwriting can confirm condo eligibility and any repair requirements.
- Repair and escrow options. Consider seller credits, association repair commitments, or an escrow holdback if repairs are defined and permits are in process.
- Title and compliance checks. Ask your title company to search for recorded notices or liens tied to building condition or special assessments.
Timeline and next steps
Use this sequence to keep your deal on track:
Offer and early requests. As soon as you go under contract, request the milestone report, reserve study, recent minutes, repair bids, permits, and insurance summary. Do not waive your document review without seeing these items.
Review and verify. Read the report for urgent items, cost ranges, and required timelines. Cross‑check building age and records at the Palm Beach County Property Appraiser and search the Clerk of Court for relevant filings.
Lender and insurance. Send the report and association budget to your lender and insurance broker. Confirm any conditions for loan approval or coverage.
Strategy if issues appear. If the report shows significant repairs, consider price credits, repair completions before closing, escrow holdbacks, or a mutual extension for clarity on bids and permits. If allowed by your contract, you may decide to cancel.
Team alignment. Work with a real estate advisor who knows Boca Raton condos, a Florida condo attorney, your lender, and, if needed, an independent engineer for a second opinion.
Costs, insurance, and financing
Association repair funding usually comes from:
- Reserves if adequately funded.
- Special assessments paid by unit owners.
- Association loans that add to monthly fees over time.
Costs vary with building size and scope. Façade, balcony, garage, or foundation work can be significant. Treat estimates as material to your decision. Lenders and mortgage programs have their own condo eligibility rules, and serious structural deficiencies or unresolved safety orders can delay or prevent financing. Insurance carriers may raise premiums or restrict coverage for buildings with noted issues. Review the DBPR and state statute for context, and consult lender guidelines early. For practical association guidance, the Community Associations Institute offers helpful overviews on inspections and funding.
What a strong report looks like
A strong milestone package includes a recent sealed report, clear photos, a priority matrix for repairs, and a reasonable timetable. You want to see a realistic funding plan, either through reserves, assessments, or a loan, with board minutes that align with the plan. There should be evidence of timely permit applications and contractor selection if repairs are needed.
Final thoughts for Boca Raton buyers
Milestone inspections are not a deal breaker. They are a roadmap to understanding a building’s health and your true cost of ownership. With the right documents, questions, and contract strategy, you can buy confidently and enjoy the coastal lifestyle you came for.
If you want a discreet, expert approach to evaluating Boca Raton condos, connect with Barry Levinson. We will help you source the right options, organize the due diligence, and navigate negotiations with confidence.
FAQs
Who pays for condo milestone inspections in Florida?
- Associations are generally responsible for arranging and paying for the milestone inspection, though resulting repairs and assessments can affect unit owners.
Can I get a mortgage if a report shows issues?
- Possibly, but lenders may require repairs first or decline loans if safety orders or large unfunded repairs exist. Share documents with your lender early.
What documents should I review before closing?
- Ask for the milestone report, reserve study, recent board minutes, repair bids, permits, insurance summary, budget, assessment history, and any notices from officials.
What are the biggest Boca Raton risks?
- Salt air corrosion, concrete spalling, and flood exposure near the coast. Verify location on FEMA flood maps and review the building’s maintenance history.
Should I hire my own engineer?
- If the association report is unavailable or shows concerns, consider an independent engineering review for added clarity before finalizing your decision.
Could inspections delay my closing?
- Not automatically. Delays are more likely if officials issue safety orders or if lenders need repairs completed before approving the loan.
