Florida’s reputation for sun and surf comes with a hidden cost—rapid structural wear on buildings exposed to salt air, humidity, and storms. In response to past tragedies like the Surfside collapse, the state has enacted strict requirements for balcony and structural milestone inspections. If you own or manage public lodging establishments, rentals, or condominium properties, understanding and meeting these inspection laws in 2025 is critical for safety, compliance, and asset protection.
Table of Contents
- Legal Requirements for Balcony Inspections (DBPR HR‑7020)
- Milestone Inspections under Senate Bill 4-D
- Who Must Comply: Property Types and Ownership Structures
- What Each Inspection Covers
- Balcony vs. Milestone: How They Intersect
- Quick Comparison Table
- Best Practices and Action Steps
- Why Compliance Matters: Legal, Safety, and Investment Protection
- Conclusion & Next Steps
Legal Requirements for Balcony Inspections (DBPR HR‑7020)
Under Florida Statutes § 509.2112 and FAC Rule 61C‑1.002, public lodging establishments—including hotels, motels, vacation rentals, and any apartment or condominium units rented to the public—must have balconies, decks, stairways, and railings inspected every three years.
Applicable Structures:
- Elevated balconies, decks, stairways 17+ feet above grade.
- Ground-level decks under 3 feet are typically exempt.
Responsible Parties:
- Owners/operators of public lodging or vacation rentals.
- Condo buildings with units rented to the public (short- or long-term) if balconies exceed the height threshold.
Documentation:
- Must use DBPR Form HR-7020.
- Filed with the Department of Business and Professional Regulation (DBPR) or an authorized local agency.
Why this matters: Balconies are frequent points of failure due to exposure to weather and neglect—mandatory inspections prevent collapse, injury, or legal liability.
Milestone Inspections under Senate Bill 4-D
Passed in 2022, Senate Bill 4-D created a structural inspection requirement under Florida Statutes § 553.899 for buildings three stories or more that are part of condominium or cooperative associations.
Required Timing:
- At age 30, or
- At age 25 if within 3 miles of a coastline
- Every 10 years thereafter
Process:
- Phase I: Visual inspection of major structural components.
- Phase II: Triggered if substantial structural deterioration is suspected; may include testing and destructive evaluation.
Who Coordinates:
- Associations must arrange, fund, and oversee inspections.
- Phase I must be completed within 180 days of receiving official notice.
Who Must Comply: Property Types and Ownership Structures
| Property Type | Required Inspection(s) | Responsible Party |
|---|---|---|
| Hotel, Motel, Vacation Rental | Balcony (Every 3 years) | Owner/Operator |
| Condo with Rental Units (>17 ft) | Balcony (Every 3 years) | Condo Owner or Association |
| 3+ Story Condo/Co-op (30+ years) | Milestone (Every 10 years) | Association |
| 3+ Story Condo/Co-op (<25 miles from coast) | Milestone (At 25 years) then every 10 | Association |
What Each Inspection Covers
Balcony Inspection Scope (DBPR HR-7020):
- Structural soundness of platforms, beams, and support systems
- Railings, guardrails, balustrades
- Parapet walls and screened enclosures
- Stairways, landings, walkways
- Waterproofing and drainage
Milestone Inspection Scope (SB 4-D):
- Load-bearing walls, slabs, structural systems
- Foundations and framing
- Any visual signs of structural damage
- Includes Phase II if deterioration is found
Justification: Scope clarity helps building owners and managers prepare budgets and select appropriate professionals for compliance.
Balcony vs. Milestone: How They Intersect
While both inspections focus on safety, they differ in scope and trigger:
- Balcony inspections are narrow and recurring, focusing on exterior, elevated platforms and railings used in transient lodging.
- Milestone inspections are broad and periodic, assessing the entire building’s structural health based on its age and height.
🛠️ Overlap Example: A cracked balcony railing could lead to a Phase II milestone inspection if it reveals signs of broader structural distress.
Quick Comparison Table
| Inspection Type | Trigger | Frequency | Scope | Who Must Comply |
|---|---|---|---|---|
| Balcony (HR‑7020) | Public lodging, 17+ ft structures | Every 3 years | Balconies, railings, stairways | Hotels, rentals, condos with public use |
| Milestone (SB 4-D) | 3+ story condo/co-op buildings, 25–30 yrs | Every 10 years | Structural safety & life safety | Condo/co-op associations |
Best Practices and Action Steps
- Verify Building Data: Confirm age, story count, and location (within 3 miles of coast).
- Hire Qualified Professionals: Use Florida-licensed engineers or architects.
- Document & File Reports: Submit Form HR‑7020 and milestone inspection reports promptly.
- Notify Stakeholders: Inform unit owners and post reports per statute.
- Act on Findings Immediately: Structural repairs must be scheduled and, if required, completed within 180 days.
⚠️ Failure to comply may result in fines, enforcement action, or a building being declared unsafe.
Why Compliance Matters: Legal, Safety, and Investment Protection
- Structural failures are preventable. Inspections mitigate the risk of collapse, injury, and death.
- Legal obligations are strict. Non-compliance can result in civil penalties or occupancy bans.
- Property values are impacted. Verified building integrity reassures investors, insurers, and residents.
Florida’s coastal climate accelerates corrosion and material fatigue—proactive inspections are your best defense.
Conclusion & Next Steps
Balcony and milestone inspections serve distinct but essential roles in building safety. If you’re a property manager, association board member, or real estate investor in Florida, 2025 is the time to act.
Stay ahead of compliance—schedule your required inspections and protect your residents and your assets.
Partner with Florida Engineering LLC for expert inspection services and compliance guidance.
The Milestone Inspection Experts – Florida’s Condominium Inspections
- Phone: 941-391-5980
- Email: contact@fleng.com
- Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
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Related Services
- Balcony Inspections
- Disclosure of Condition of Building
- 25,30,40,50,60 Year Recertifications
- Infrared Thermography Inspection Services
- Turnover Inspections
[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections, Balcony Inspections and the legal obligations entailed.]
