Thinking about buying or selling a condo in Estero and hearing a lot about “milestone inspections”? You are not alone. These structural checkups are now a key part of condo ownership in Florida, and they can affect timelines, budgets, and even loan approvals. In this guide, you’ll learn what milestone inspections cover, which documents to request, and how to plan your move or sale with confidence in Lee County. Let’s dive in.
What milestone inspections are
A milestone inspection is a professional structural and exterior evaluation of a condo building, typically performed by a Florida-licensed structural engineer or architect. The goal is to identify safety concerns and deferred maintenance before they become major problems. After the inspection, the association receives a written report with findings, photos, and recommended repairs.
These inspections became a statewide focus after the 2021 Surfside tragedy. The requirements live within the Florida Condominium Act. For general background, you can review the Florida Condominium Act (Chapter 718) to understand association duties and disclosures. You can also see practical guidance the state shares on the DBPR milestone inspections and structural integrity reserve study page.
Which buildings are typically covered
Statewide rules generally apply to multi-story condominium and cooperative buildings, often described as three or more stories above grade. The trigger is based on building age, with periodic follow-up inspections. Some counties and cities create additional timelines or details, so it is smart to check with local authorities. In Lee County and the Village of Estero, confirm current processes with the Lee County Building Department and the Village of Estero Community Development — Building Permits.
What the inspection report includes
A milestone report commonly covers:
- Structural systems: columns, beams, slabs, foundations, cracking, spalling, and signs of settlement.
- Exterior envelope and waterproofing: walls, cladding, sealants, windows and doors, balcony slabs and rails, roofing, flashing, and coatings.
- Parking structures: deck condition, joints, drainage, and safety items.
- Life-safety observations: egress routes and related concerns when applicable.
The deliverable is a written report with photos, prioritized fixes, cost ranges, and suggested timelines. If safety hazards are found, certain issues may need to be reported to authorities and addressed promptly.
Reserves, SIRS, and why funding matters
Condo associations maintain operating budgets and plan for big repairs through reserves. A milestone inspection can change the picture fast if it reveals hidden issues. Boards may need to update their reserve study, increase reserve funding, or plan special assessments to cover near-term work.
For a practical overview of board planning and reserves, owner education resources like the Community Associations Institute’s condominium safety guidance can help you understand how inspections, budgeting, and governance interact. The takeaway for you as a buyer or seller: inspection results and reserve health can affect both your monthly costs and the marketability of a unit.
Documents to request from the association
During due diligence, ask for these items to understand compliance, scope, and costs:
- Milestone inspection report(s): most recent and prior versions, including drafts and owner notices.
- Engineer or architect plans and bids: repair scopes, cost estimates, and contractor proposals.
- Permit records: issued permits and inspection histories tied to recommended work.
- Reserve study and reserve balances: current study, last update, and account statements.
- Budget and financials: the adopted budget, recent financial statements, and any debt schedules.
- Meeting minutes and board resolutions: especially where repairs, special assessments, loans, or reserve changes were discussed or approved.
- Estoppel or resale certificate: current assessments, arrears, pending special assessments, loans, and litigation status.
- Insurance certificates and claims history: master policy coverage, deductibles, wind and flood details, and relevant claims.
- Contracts and warranties: signed construction agreements, contractor insurance, performance bonds, and warranties when available.
- Owner communications and timelines: repair schedules, temporary closures, or safety restrictions.
- Governing documents: declaration, bylaws, rules, and amendments on assessments and reserves.
How findings affect your transaction
Inspection results can ripple into financing, timing, and price. Here is how that often plays out:
- Special assessments: When reserves fall short, associations may levy assessments, which can range from modest amounts to significant per‑unit costs depending on the project.
- Financing and insurance: Lenders and insurers review project condition, reserves, and pending repairs. Major findings or low reserves may trigger extra documentation, conditions, or denials.
- Timelines and escrow: Repairs can lead to extended closing timelines, escrow holdbacks, or requirements to show proof of funding and contracts.
- Disclosures and title: Pending assessments and repair obligations should appear on the estoppel or resale certificate and be disclosed to buyers.
- Market perception: Publicized structural work or big assessments can reduce short‑term demand, which can influence pricing and days on market.
Typical timelines you might see
- Minor findings: cosmetic or routine maintenance that can be handled in regular cycles with little impact on a sale.
- Moderate exterior work: balcony or façade remediation often needs engineering plans, bids, and permits. Expect several months to a year.
- Major structural rehabilitation: multi‑phase projects can run a year or more and may require temporary closures or access limits.
Estero and Lee County factors to watch
Estero’s Gulf Coast location means salt air and humidity can speed up corrosion and waterproofing wear, especially on seaward-facing elevations and older coatings. Milestone inspections here often highlight balcony, concrete, and exterior envelope maintenance. Local permitting and coastal codes are enforced by the county and the village, so confirm current processes with the Lee County Building Department and the Village of Estero’s building permits page.
Smart steps for buyers
- Ask early: Request the milestone report, repair plans, budget, reserve study, and estoppel right after going under contract. If you are relocating, your agent can coordinate document collection and review calls.
- Align with your lender: Share the report, assessment details, and reserve info early so underwriting stays on track.
- Use targeted contingencies: Include an association-document contingency and inspection contingency that let you confirm project condition and funding.
- Negotiate protections: Consider asking for seller credits toward assessments, escrow for known repairs, or completion of critical work before closing.
- Consult pros: A local real estate attorney and your lender can help interpret findings, timelines, and obligations before you finalize your purchase.
Smart steps for sellers
- Get ahead of questions: Order the estoppel early and gather the milestone report, meeting minutes, and budget so buyers see a clear picture.
- Be transparent: Disclose pending assessments, planned repairs, and timelines. Clear, complete info builds buyer confidence.
- Price with context: Factor assessments and upcoming work into strategy. Strong staging and marketing can help balance buyer concerns with value.
- Keep communication open: If repairs are underway, share schedules, access rules, and any temporary restrictions that could affect showings or move‑in.
Red flags worth a pause
- No milestone report available for an older, multi‑story building.
- Estoppel shows large pending assessments with no adopted funding plan.
- Recent waiver or reduction of reserves combined with big repair needs.
- Visible scaffolding, blocked areas, or restricted balcony use without a clear schedule.
- Lack of permits or contractor plans for work recommended by engineers.
Local resources for verification
- Review the text of the Florida Condominium Act in the Florida Statutes, Chapter 718 for association duties and disclosures.
- Check state guidance on the DBPR milestone inspections and SIRS page.
- Explore board and owner education with CAI’s condominium safety resources.
- Confirm local permit and inspection processes with the Lee County Building Department and the Village of Estero Building Permits page.
Ready to move forward with clarity? Whether you are buying a low‑maintenance condo or preparing to sell, you deserve a smooth, well‑coordinated experience. If you want help gathering documents, coordinating vendors, and presenting your condo beautifully to the market, reach out to Renee Scott for attentive, local guidance.
FAQs
What is a Florida condo milestone inspection?
- A milestone inspection is a professional structural and exterior evaluation of a condo building that identifies safety issues and needed repairs, documented in a written report.
Which Estero condo buildings usually need milestone inspections?
- Multi‑story condominium and cooperative buildings, commonly three stories or more above grade, are typically subject to these requirements; confirm specifics with local authorities.
How can milestone findings affect condo financing?
- Significant repair needs, low reserves, or pending assessments can trigger extra lender conditions, higher scrutiny, or in some cases ineligibility for certain loan programs.
What documents should I request from an Estero condo association?
- Ask for the milestone report, repair plans and bids, permits, reserve study and balances, budget and financials, minutes and resolutions, estoppel, insurance certificates, contracts, and owner notices.
How long do repairs take after a milestone inspection in Lee County?
- Timelines vary: minor items fit normal maintenance cycles, moderate exterior work often spans months, and major structural rehabilitation can take a year or more.
Who pays condo special assessments in a Florida sale?
- It depends on the association’s approval and the purchase contract; buyers and sellers often negotiate credits, escrow, or payment responsibility during contract talks.
