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Milestone inspections, SIRS and engineering for associations
Boards are responsible for structures they didn't build and decisions that cost owners real money. Axum gives your board an independent engineer who tells you what's wrong, what it will take to fix, and makes sure the work gets done right.
What Florida requires of condominium associations
After the 2021 Surfside collapse, Florida passed SB 4-D, followed by SB 154 (2023) and HB 913 (2025). Requirements and deadlines vary by building and jurisdiction. We'll confirm exactly what applies to yours, including local requirements in Jacksonville, Jacksonville Beach, St. Johns County and other east coast jurisdictions from Nassau to Brevard County.
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Phase 1 milestone inspection
A visual structural inspection by a licensed engineer or architect, generally for condominium and cooperative buildings three or more stories tall once they reach 30 years of age (25 where the local building official requires it), then every 10 years.
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Phase 2, if warranted
Where Phase 1 finds substantial structural deterioration, a deeper investigation follows, with testing as needed and a repair plan the board can act on.
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Structural integrity reserve study
A SIRS identifies the remaining life and replacement cost of roofs, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, so reserves are funded on real conditions. It must be updated at least every 10 years.
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Repairs and reporting
We design the repairs, prepare bid documents, oversee the contractor and provide the summaries unit owners and local officials need.
Services for associations
For condominium associations, HOAs and the property managers and attorneys who support them.
- Milestone inspections. Phase 1 and Phase 2, with clear findings and repair priorities.
- Structural integrity reserve studies. Condition-based component life and cost estimates for reserve planning.
- Balcony and concrete spalling assessments. Including post-tension systems and corrosion damage.
- Building envelope and water intrusion. Windows, sliders, roofing, waterproofing and masonry.
- Seawalls, bulkheads and retaining walls. Condition reports and repair or replacement design.
- Stormwater asset management. CCTV pipe inspection programs, multi-year culvert cleaning plans, lining versus replacement options and capital budgets the board can adopt.
- Drainage, ponds and erosion. Cause, fix and permitting coordination for common areas.
- Restoration specifications and bid documents. So contractor bids are complete and comparable.
- Construction oversight. Site observation, pay application review and closeout on the association's behalf.
- Repair design for contractors. Sealed designs for contractors hired to solve an association's drainage, seawall, concrete or structural problem.
- Developer turnover and defect evaluations. Documenting deficiencies before warranty and claim windows close.
- Board and owner meetings. Findings and options explained in plain language.
An engineer who also sits on a board
Sheldon serves as the volunteer chairman of his own homeowners' association's stormwater committee.
He knows the board's side of the table: aging infrastructure nobody budgeted for, owners asking why fees are going up, and the pressure to move from emergency repairs to a plan. He helps boards turn engineering findings into a phased program and a budget they can explain to their neighbors.
Questions boards ask
Does our building need a milestone inspection?
Generally, yes, if it's a condominium or cooperative building of three or more stories that has reached 30 years of age, or 25 if your local building official has adopted that threshold. Send us the building's age, height and location and we'll confirm.
Can the same engineer do our milestone inspection and SIRS?
Yes. Coordinating both under one engineer avoids duplicate site visits and keeps the reserve study grounded in what the structural inspection actually found.
Do you work with contractors on association projects?
Yes. Contractors hired to fix an association's problem often bring us in to design the repair. Whoever engages us, we're clear from the start about who our client is, and we never represent both sides of the same dispute.
Can you support a claim against our developer or builder?
Yes. We inspect and document defects and their causes, estimate repair scope, and work with your association's attorney, including through Florida's Chapter 558 pre-suit process. See our expert witness services.
What does it cost?
It depends on building size, age and scope. Contact us with the property details and we'll send a written proposal with a defined scope and fee.
Is your milestone inspection or SIRS coming due?
Send the building's address, age and number of stories, and we'll confirm what applies and send a proposal.