The new state law (Florida Statute 553.899), which went into effect on May 26, 2022, created new requirements for "Milestone Inspections" (described further below) of condominium and cooperative association buildings that are three stories or more in height.  The new law has the following impacts to all existing buildings in Longboat Key:
  1. Condominium and cooperative buildings that are three stories or more in height and that are 30 years or older must have a recertification inspection by December 31st of the year in which the building reaches 30 years of age, based on the date the Certificate of Occupancy for the building was issued, and every 10 years thereafter. If a building reached 30 years of age before July 1, 2022, the building’s initial milestone inspection must be performed before December 31, 2024. If a building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed before December 31, 2025. If the date of issuance for the certificate of occupancy is not available, the date of issuance of the building’s certificate of occupancy shall be the date of occupancy evidenced in any record of the local building official.  (Note: The State of Florida determines building height from the ground/grade.  Building age is determined by Property Appraiser records, absent other information).  
  2. The required Milestone Inspection(s) applies to each building on a parcel and not to an overall complex, if there are multiple buildings.

Condominiums and Cooperatives - Building Reporting

Section 718.501(3)(a), Florida Statutes / Senate Bill SB4D requires all condominium and cooperative associations with buildings 3 stories or more in height to report the following information to the Division of Florida Condominium, Timeshares and Mobile Homes on or before January 1, 2023:

  • Contact Name, Phone Number, and Email Address
  • Name of Project
  • Project License Number (to find license number, please click here)
  • The number of buildings on the condominium property that are three (3) stories or more in height
  • The total number of units in all such buildings
  • The counties in which all such buildings are located

To view additional information on this reporting process, please click here to be directed to the Department of Business & Professional Regulation website.

Milestone Inspection Reports:

The Town of Longboat Key, in accordance with Florida Statutes, requires a Milestone Inspection Report to be submitted to the Town's Building Official.  The Milestone Inspection Report can consist of two phases, as described further below.  This Report must be prepared by a Florida Registered Professional Engineer or Architect, certifying each applicable building is structurally safe for the specified use for continued occupancy.  The Milestone Inspection Report(s) and application(s) (one for each building) must be signed and sealed by the engineer or architect.

Milestone Inspections may be required for up to two phases:

For a Phase One of the Milestone Inspection, a licensed architect or engineer authorized to practice in this state shall perform a visual examination of habitable and nonhabitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, Phase Two of the inspection is not required. An architect or engineer who completes a Phase One Milestone Inspection shall prepare and submit an Inspection Report pursuant to subsection (8) of Florida Statute 553.899.  A Phase Two of the Milestone Inspection must be performed if any substantial structural deterioration is identified during Phase One.

A Phase Two inspection may involve destructive or nondestructive testing at the licensed architect or engineer's direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the licensed architect or engineer must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. A licensed architect or engineer who completes a Phase Two Milestone Inspection shall prepare and submit both the Phase One and Phase Two Inspection Report to the Town.

Due Date of Milestone Inspection Report(s)

The initial Milestone Inspection Report(s) must be submitted to the Town of Longboat Key Building Official by December 31, 2024.

How the process starts:

Each year, new properties become subject to the Milestone Inspection process at 30 years and every 10-year interval thereafter for the life of the structure, pursuant to Florida Statute. For those properties that require Milestone Inspections, the property owners will receive a Courtesy Notice from the Town at least one year in advance of the required due date of the Phase One Milestone Inspection report. A Formal Notice will be sent at least six months (180 days) prior to the required due date of the Phase One Milestone Inspection report.

After Notification:

Property owners must submit written Milestone Inspection Reports prepared by a Florida-registered professional engineer or architect, certifying each building or structure is structurally safe for the specified use for continued occupancy. The design professional must have proven qualifications by training and experience in the specific technical field covered in the inspection report (structural) as per Florida Statute 553.899.

Important Notice: Each page of the Milestone Inspection Report must be signed and sealed by the engineer or architect. In addition, if there is more than one building on the property, a separate application must be submitted for each building and signed by the engineer and notarized.

Submittal Options:

  • Electronically

Milestone Report(s) and application(s) may be emailed electronically to epanza@longboatkey.org.

  • By Mail

 Submit by sending your Milestone Inspection Report(s) and application(s) to the attention of:

Town of Longboat Key Building Official

Longboat Key Planning, Zoning & Building Department

Attn: Recertification

501 Bay Isles Road

Longboat Key, Florida 34228

 

  • In Person

Longboat Key Planning, Zoning & Building Department

501 Bay Isles Road

Longboat Key, Florida 34228'

Fees

There is a $500 fee due for processing.  The fee may be paid by phone with a credit card or by check payable to the Town of Longboat Key.  If paying by check, please mail to:

Town of Longboat Key

Attention: Building Official

501 Bay Isles Road

Longboat Key, Florida 34228

 

For more information on recertification submittals, please contact the Planning, Zoning & Building Department at 941-316-1966.