Shopping for a condo in Doral and hearing about Florida’s new milestone inspections? You are not alone. Buyers across Miami‑Dade want to know how these rules affect safety, budgets, and closings. In this guide, you will learn what milestone inspections are, how they apply to Doral’s buildings, what to request from the association, and how to compare communities with confidence. Let’s dive in.
Milestone inspections explained
Milestone inspections are Florida’s statewide structural checkups for condominium and cooperative buildings that are three stories or more. They were created after the 2021 Surfside tragedy to flag structural deterioration, deferred maintenance, and life‑safety issues. These inspections focus on components like load‑bearing elements, exterior walls, balconies, parking structures, foundations, and any openings that allow water intrusion.
State timeline and who performs them
- Most buildings must complete an initial milestone inspection at 30 years from the original certificate of occupancy, then every 10 years after that.
- Buildings within about 3 miles of the coastline often face an earlier first inspection at 25 years, then every 10 years.
- Associations must hire a qualified engineer or architect to perform the inspection and prepare repair recommendations. They also maintain a structural integrity reserve study and disclose budgets, reserves, and plans in their official records.
How the rules affect Doral condos
Doral sits inland in Miami‑Dade County, generally beyond the 3‑mile coastal buffer. That means the 30‑year initial inspection and 10‑year recurrence usually apply to Doral condo buildings. Many communities here were built in the late 1990s and 2000s, but some 1980s–early 1990s complexes may be at or approaching their inspection triggers now.
Miami‑Dade also has a long‑standing local recertification program commonly known as the “40‑year” recertification. The county program does not replace the state’s milestone inspections. Associations in Doral must follow both the state rules and any county recertification requirements that apply. Repair work that comes out of an inspection runs through Miami‑Dade permitting.
Which Doral buildings are likely affected now
- Three‑story or taller condos built around the early 1990s may be due or coming due for their first milestone inspection.
- Newer Doral condos may not hit the 30‑year mark for a while, but the association should still be conducting reserve studies and planning for long‑term structural needs.
- If a building has garage decks, elevated slabs, or extensive balconies, expect engineers to focus on waterproofing and concrete.
What this means for your budget
If an inspection finds significant repairs, the association can fund them through reserves, increased dues, special assessments, or association loans. For you, that can show up as higher monthly fees or a one‑time assessment. The key is to understand findings and funding plans before you commit.
What to verify before you go under contract
Ask for these documents early so you can evaluate safety, cost, and timing:
- Most recent milestone inspection report from a licensed engineer or architect, including any follow‑up scopes or cost estimates.
- Current structural integrity reserve study and recommended contribution schedule.
- Association financial statements for the last 2–3 years, with reserve balances and categories.
- Current year budget and any adopted reserve increases.
- Board and membership meeting minutes for the last 12–24 months, especially any discussions about inspections, bids, special assessments, loans, or insurance.
- Estoppel letter showing fees paid/owing and any pending or approved special assessments.
- Insurance declarations for the master policy and endorsements.
- Declaration of condominium and bylaws to see voting thresholds for assessments and how repairs are authorized.
If the association will not provide records, that is a red flag. Build time into your contract for a full association document review contingency.
Reading the documents: strength vs risk
Financial indicators to review
- Reserve balance relative to recommended structural needs. Very low reserves compared to expected repairs suggest future assessments.
- Patterns of special assessments or large fee hikes in recent years. Frequent assessments can signal chronic underfunding.
- Any association loan already in place. Loans help fund work but increase monthly obligations.
Physical red flags in reports
- Engineer notes “structural” or “life‑safety” deficiencies needing immediate work.
- Repeated water intrusion, spalled concrete, exposed rebar, joint or foundation concerns.
- Parking garage deterioration, failing balcony elements, or roof and deck membrane issues called out as systemic.
- Lack of timely permits or references to patchwork repairs in minutes.
Lender and insurance considerations
Some lenders request inspection reports, proof of completed repairs, or evidence of healthy reserves. Others may not lend in buildings with unresolved structural issues. Insurance carriers in Florida are also scrutinizing buildings with deficiencies, which can affect premiums and budgets. If you plan to use FHA or VA financing, confirm building eligibility and any additional documentation your lender will require.
Smart negotiation strategies in Doral
- If the inspection shows major repairs but the association has solid reserves or a credible plan, you may move forward while negotiating price or credits.
- If major work is identified and unfunded, seek a price reduction, seller credit, or documented commitment for funding.
- Keep your association document review contingency in place until you have the engineer’s report, reserve study, and estoppel. Do not waive it without seeing the records.
- If timing is tight, request the seller to obtain updated documents and confirm no new assessments before closing.
Investor corner: total cost of ownership
When you compare two Doral condos, do not stop at list price. Estimate your 3–5 year total cost of ownership:
- Mortgage, taxes, and current HOA dues
- Expected dues increases to meet reserve targets
- Any near‑term special assessments based on inspection findings
- Insurance dynamics if the association faces higher premiums after repairs
A building with higher list prices but strong reserves and completed repairs can be safer than a cheaper unit in a community facing large, unfunded work. Price accordingly.
Quick checklist for Doral buyers
- Confirm whether the milestone inspection has been completed and obtain the full report.
- Review the structural integrity reserve study and recommended contributions.
- Read the last 12–24 months of board and membership minutes.
- Check current reserves, budget, and any planned or approved assessments.
- Ask for permit status if repairs are underway.
- Verify lender requirements for the building, especially if using FHA or VA.
- Model your monthly dues plus any assessments over a multi‑year horizon.
- Keep an association document review contingency in your contract.
Your next step
Milestone inspections help you make informed decisions, but only if you have the full picture. If you want a calm, local expert to help you request the right documents, interpret the reports, and negotiate smartly, our team is here for you. ¿Tienes preguntas? Hablamos español. Connect with Jon Gilman for guidance tailored to your Doral condo search.
FAQs
What is a Florida condo milestone inspection?
- It is a state‑mandated structural check for buildings three stories or more that identifies deterioration, deferred maintenance, and life‑safety issues, with follow‑ups every 10 years after the initial inspection.
Do Doral condos follow the 25‑year coastal timeline?
- Most Doral buildings are inland, so the 30‑year initial inspection timeline generally applies, followed by inspections every 10 years, but you should always verify a building’s location and records.
How do milestone inspections differ from Miami‑Dade’s 40‑year recertification?
- The state milestone inspection is a separate requirement from the county’s recertification program, and many Doral associations must comply with both timelines and related permitting.
What if a building has not completed its required inspection?
- You should factor in timing and potential findings, request a firm schedule from the association, and protect yourself with an association document review contingency before closing.
How can inspection findings affect HOA dues and assessments?
- Significant repairs can be funded through reserves, higher dues, special assessments, or association loans, which may raise your monthly costs or require a one‑time payment.
What documents should a Doral condo buyer request?
- Ask for the latest engineer’s inspection report, structural integrity reserve study, 2–3 years of financials, current budget, meeting minutes, estoppel letter, insurance declarations, and governing documents.
Will lenders finance a unit in a building with issues?
- Some lenders require extra documentation or may not lend if there are unresolved structural deficiencies, so confirm underwriting rules for your loan type early in the process.
