Florida’s new structural integrity reserve law has reshaped how buildings 3 stories and higher must approach inspections, repairs, and long-term planning. This page outlines the essential contractor services that support compliance — from engineering assessments to reserve studies and restoration work. Whether you're a property manager or HOA board member, understanding these categories is key to choosing the right professionals for your building's needs.
Required for buildings over 30 years old (or 25 if near the coast), milestone inspections assess structural health and identify risks. Phase I is visual; Phase II involves more in-depth analysis. You’ll need licensed structural engineers or special inspectors.
These professionals must be qualified to conduct Phase I (visual) and, if necessary, Phase II (destructive testing) milestone inspections as defined by the law.
Once a milestone inspection uncovers structural damage or deficiencies, timely repairs are often mandated by law. Common issues include spalling concrete, cracked support beams, compromised balconies, and failing walkways — especially in aging coastal properties.
These professionals are typically engaged after structural issues are identified during milestone inspections or other assessments.
Construction and restoration contractors specialize in repairing and restoring the structural integrity of aging buildings. Their work often follows engineer recommendations and includes large-scale renovations, waterproofing, and code-compliant upgrades. These professionals ensure buildings remain safe, functional, and aligned with Florida’s legal standards for high-rise structures.
These contractors often handle larger-scale projects that go beyond simple repairs — especially when structural work overlaps with aesthetic, weatherproofing, or usability upgrades.
Reserve study professionals analyze the long-term repair and replacement needs of a building’s structural components and calculate the funding required to meet those needs. They provide detailed reports and funding schedules that help associations plan ahead and comply with state-mandated reserve requirements. These studies form the financial backbone of structural compliance in Florida.
Under Florida’s new law, buildings three stories or taller must complete Structural Integrity Reserve Studies and maintain fully funded reserves for key structural components like roofing, load-bearing walls, plumbing, and more. Without a professional study, associations can’t accurately budget or legally comply.
Engineering and design professionals assess, plan, and develop the technical solutions needed to restore or maintain a building’s structural safety. They provide certified reports, repair drawings, permitting assistance, and oversight to ensure all work meets Florida Building Code and new structural integrity requirements. Their expertise is critical in both identifying issues and guiding compliant repairs.
Engineers are at the core of Florida’s structural integrity law. Only licensed professionals can conduct milestone inspections, write structural reports, and create the design plans required for restoration and repair.
Specialty trade professionals address specific structural and building system needs that often intersect with compliance requirements. From roofing and siding to fire safety systems and elevator modernization, these trades ensure critical building components remain safe, functional, and up to code. Their work often supports or follows major repairs, inspections, or reserve studies.
While not always the lead on a structural integrity project, specialty trades are often involved in executing the work identified in milestone inspections or reserve studies. Failing to maintain or update these systems can compromise the building’s structural health, legal compliance, and resident safety.
Legal and compliance professionals help building associations navigate the complexities of Florida’s new structural integrity laws. They review documents, interpret legal obligations, and ensure timelines, reserve policies, and contractor agreements align with current statutes. Their guidance protects associations from liability and supports proactive compliance.
Legal and compliance experts guide condo boards and property managers through Florida’s evolving structural integrity laws. They ensure that inspections, reserve funding, and repair timelines meet legal standards, helping associations avoid costly penalties. Their support is critical for interpreting regulations, drafting compliant policies, and protecting against liability.
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