Have you heard about Florida’s new condo “milestone” inspections and wondered how they affect your Pelican Bay purchase? You are not alone. Since the 2021 Surfside tragedy, the state put stricter inspection and funding rules in place to catch structural issues early, especially in coastal high‑rises. In this guide, you will learn what these inspections cover, how to evaluate the findings, and which documents to request before you write an offer in Pelican Bay or greater North Naples. Let’s dive in.
Why this matters in Pelican Bay
Pelican Bay and North Naples feature mid‑ and high‑rise towers along the coast. Salt air, humidity, storms, and hurricanes can accelerate wear in concrete and steel. Milestone inspections are designed to spot that deterioration and guide timely repairs. The results can influence insurance, lender approvals, and what you pay in routine dues or special assessments.
As a buyer, your goal is simple. You want to understand a building’s current condition, what repairs are coming, and how those repairs will be funded. With the right documents, you can estimate near‑term costs, compare buildings, and protect your contract terms.
What a milestone inspection is
Milestone inspections are state‑required structural assessments for certain multi‑story condominium buildings. They focus on the health of primary structural systems and the building envelope. These inspections must be performed by qualified engineers who document findings, recommend repairs, and often provide an opinion of probable cost.
The association is responsible for commissioning the inspection on the schedule set by law and for keeping the reports as official association records. Local building officials can also require permits and set deadlines if the report identifies urgent issues.
What engineers look at
An engineer typically completes a visual and limited non‑destructive review of key structural and waterproofing elements. Common focus areas include:
- Foundations, columns, beams, and floor slabs
- Exterior walls and cladding, parapets, and window interfaces
- Balconies, balcony slabs and connections, plus railing anchorage
- Parking structures and ramps
- Roof systems and roof‑to‑wall connections
- Waterproofing membranes, expansion joints, and water intrusion points
- Signs of corrosion, cracking, spalling, settlement, or deflection
If needed, the engineer may add targeted testing, such as moisture testing, concrete cores, rebar mapping, or chloride content testing. The goal is to confirm where problems exist and how urgent they are.
What the report tells you
You can expect a written report that summarizes observations, classifies issues by urgency, and outlines recommended repairs. Many engineers also include an opinion of probable cost that prioritizes items like immediate repairs, short‑term work, and longer‑term projects. Reports often recommend a repair schedule and changes to routine maintenance to prevent future issues.
These findings should flow into the association’s reserve planning. In some cases, you will also see a structural integrity reserve study that scopes and prices major replacements over time. Together, these documents help boards plan funding so owners are not surprised by large, unplanned assessments.
Who oversees inspections and filings
Florida’s Department of Business and Professional Regulation provides guidance on milestone inspections for condominiums and cooperatives. State condo statutes set the association’s duties for inspections, records, and reserve funding. Collier County’s building department typically receives reports and will require permits when major structural repairs are planned.
Rules and deadlines have evolved since 2021, and they may change again. Before you rely on a date or threshold, verify the latest DBPR guidance and confirm Collier County’s current filing and permit procedures for the specific building.
Timelines and triggers to expect
Initial and recurring inspection timing depends on building height, age, and coastal proximity. Older coastal towers often reach milestone ages sooner and must be inspected on a recurring schedule, commonly every 10 years for affected buildings after the first milestone. Many Pelican Bay towers built in the 1970s through 1990s are at or approaching key ages, which means inspections may be completed, in progress, or already on a cycle.
Local conditions matter. Salt spray, humidity, and storm exposure create chlorides that corrode reinforcing steel inside concrete. Water can enter through aging membranes, expansion joints, or facade cracks. Over time, small issues can become bigger structural or waterproofing projects if not addressed.
How inspection results affect your costs
Inspection findings can change a building’s funding plan. Here is how that can show up in your budget:
- Reserve funding. If the engineer identifies significant work, monthly reserve contributions may increase so the association can build adequate funds.
- Special assessments. When reserves are not enough, boards may levy a special assessment or seek a loan to complete repairs. Owners are responsible for their share under the condo documents.
- Insurance and lending. Lenders and insurers review building condition and funding posture. A building with clear plans and adequate reserves may be easier to finance and insure than one with unresolved critical items.
The size of an owner’s share depends on the scope of work, number of units, and the governing documents. Serious projects can result in significant per‑unit costs, so reviewing the inspection and the financing plan is essential.
Essential documents to request
Before you make an offer in Pelican Bay or North Naples, ask for these documents. They help you understand condition, timing, and funding.
- Latest milestone inspection report and any engineer’s opinion of probable cost
- Association meeting minutes for the last 12 to 24 months that mention inspections, repair votes, or financing
- Most recent reserve study and current reserve balances
- Approved annual budgets and current assessments, plus any board‑approved special assessments or loans and their repayment schedules
- Permits and contractor contracts for ongoing, planned, or recently completed structural work
- Association financial statements and audit or review for the last 1 to 3 years
- Insurance summary for the association’s master policy, including wind and flood, deductibles, and claims history
- Pending litigation or contractor disputes related to structural work
- Seller disclosures for any known structural issues affecting the unit
- Independent review by an engineer if you are concerned about balcony slabs, windows, or other unit‑adjacent elements
Local call‑out for Pelican Bay buyers: ask the seller or association for the building’s most recent milestone inspection report, the board’s formal response plan with funding and schedule, and proof of permit filings with Collier County for any current or planned structural repairs.
How to structure buyer protections
You can write offer terms that give you time to evaluate the building. Work with your agent and counsel to tailor contingencies and timelines that fit the property and the association’s calendar.
- Include a contingency that allows you to review the milestone report, reserve study, budgets, meeting minutes, and insurance. If major unfunded repairs are disclosed, your terms can allow for cancellation or renegotiation.
- Consider escrow holdbacks for upcoming assessments or repairs if allowed by local practice. This can help bridge timing gaps between a vote to fund repairs and closing.
- Build in response deadlines for the association to provide documents so your review period does not stall.
Red flags to watch
Be cautious if you see any of the following in the reports or records:
- The engineer identifies critical deficiencies that require immediate action
- A high total repair cost but very low reserves and no financing plan
- Long delays between the report date and the start of repairs, or silence in meeting minutes
- Pending litigation that could stall work or increase costs
- Missing documents, such as no report on file or a process that does not follow official guidance
One red flag does not end a deal, but several together can change your risk profile and budget. Compare buildings and ask for clarity before you move forward.
How to compare two Pelican Bay towers
If you are choosing between buildings, focus on a few practical questions:
- Are inspections current, and are there any critical items?
- How much is the near‑term repair budget, and how will it be funded?
- Are permits pulled, contractors selected, and schedules defined?
- Do the meeting minutes show clear board action and owner communication?
- How will this plan affect monthly dues and special assessments over the next 3 to 5 years?
Answers to these questions will help you weigh short‑term costs against long‑term value and lifestyle.
What to expect after a report is issued
Once a milestone report is complete, associations usually move into planning and permitting. Collier County will require permits for major structural work. Boards may host owner meetings to review scope, timing, and funding, then vote on assessments or loans as needed.
This timeline can influence when you close or whether you ask for a price adjustment. If major balcony or facade work is scheduled, access to outdoor spaces or amenities may be limited for a period. Knowing the schedule lets you plan your move‑in and guest visits.
Practical tips for out‑of‑state buyers
If you are buying from afar, request digital copies of reports, minutes, budgets, and permits early in your review period. Ask for a summary call with the property manager or association representative to walk through the repair plan. If you have questions about specific items, consider engaging a Florida engineer for a targeted review of the publicly available report or of your unit’s balcony and openings.
You can also coordinate your closing with key milestones. For example, if a funding vote is pending, you might wait for the outcome, or structure an escrow if that is customary. If a special assessment is already approved, clarify the remaining balance and the payment schedule.
The bottom line for Pelican Bay buyers
Milestone inspections are now part of smart condo due diligence in Pelican Bay and North Naples. The reports help protect owners by identifying issues early and guiding funding plans. Your job as a buyer is to review those documents, understand the repair schedule and costs, and structure your offer so you can make a confident decision.
If you want guidance tailored to a specific building, request a private consultation. The right preparation can turn a complex process into a clear path to the beach lifestyle you want.
Ready to evaluate a building’s latest report and funding plan? Request a Private Consultation with The Grant Group. We can help you review the milestone report, reserve study, and association financials and outline likely near‑term liabilities for a Pelican Bay or North Naples condo.
FAQs
Will a condo milestone report be disclosed to buyers?
- Yes. Milestone reports are association records. Buyers should request them from the association or seller. Public access can depend on local filing practices.
Can a condo board levy a special assessment after an inspection?
- Boards follow procedures in the governing documents. They can levy assessments per those documents, with required notice and voting rules where applicable.
Can I hire my own engineer for a Pelican Bay condo purchase?
- You can commission unit‑specific inspections or ask an engineer to review the association’s report. The full building milestone inspection remains the association’s responsibility.
How likely are large assessments in older coastal towers?
- It depends on the report findings, current reserve balances, and the board’s financing plan. Prepare for higher contributions where significant repairs are identified.
