Stuart Condo Milestone Inspections: Buyer Essentials

Thinking about buying a condo in Stuart or along the Treasure Coast? You have probably heard about Florida’s new “milestone” inspections and how they can impact fees, assessments, and even loan approval. You want a beautiful coastal home, but you also want to avoid surprise costs and delays. This guide gives you clear steps to protect your budget, understand what to ask for, and compare buildings with confidence in Stuart and Martin County. Let’s dive in.

Milestone inspections: the essentials

Florida adopted milestone inspections after the Surfside tragedy to ensure regular structural and electrical reviews in condominium and cooperative buildings. These inspections are performed by licensed professionals, usually a structural engineer or architect, following standards in state law. The report identifies major deferred maintenance, structural deterioration, safety concerns, likely repair scope and cost, and recommended timelines.

You can read more about the law in the Florida Condominium Act, Chapter 718. For practical guidance and required filings, check the Florida DBPR Division of Condominiums. Associations must obtain the inspection, make the report available to owners, and plan for repairs and reserves.

Which buildings are covered in Florida

Milestone inspections apply to many multi‑story condominium and cooperative buildings that meet statutory definitions. Many coastal buildings in Florida fit this profile due to age and height. Local governments can add requirements, so you should also check county and city programs in addition to state rules.

If you are looking in Stuart or greater Martin County, verify local procedures with the Martin County Building Department. You can also ask the City of Stuart’s building and code divisions if the property sits within city limits. The goal is simple: confirm whether the building is required to inspect, when it must do so, and how results are being handled.

When inspections happen and why timing matters

Under Florida’s framework, buildings undergo an initial milestone inspection at a specified age, then repeat on a set cycle, commonly every 10 years. Deadlines can evolve as state rules update and local ordinances change. The safest approach is to verify exact timing for the building you are considering.

Ask the association to confirm the inspection status and year, and request copies of any DBPR filings. When in doubt, review the DBPR’s guidance for associations and the statute language in Chapter 718.

How inspection results affect your bottom line

Milestone findings often identify major capital projects like concrete restoration, waterproofing, roof replacement, balcony repairs, and structural steel work. Associations can pay for this work using existing reserves, higher monthly assessments, a special assessment, an association loan, or a mix of these options. That mix matters to you because it affects cash due at closing, your monthly budget, and the building’s long‑term health.

Lenders and insurers may factor milestone results into their decisions. Large assessments or very low reserves can complicate loan approval for some programs. Rising wind and flood insurance costs in Florida also put pressure on association budgets, so take time to review the master policy’s coverage limits, deductibles, and division of responsibility between the association and unit owners.

Due diligence checklist for buyers

Before you submit an offer, request and review these items:

• The building’s most recent milestone inspection report, plus any engineering proposals or contractor bids that followed
• Current and prior year budgets and balance sheets, the latest reserve study and reserve schedule
• Board meeting minutes for the past 12 to 24 months discussing inspections, repairs, financing, or assessments
• Notices to owners about special assessments, repair plans, and votes
• Association governing documents that explain voting thresholds and reserve policies
• Estoppel letter showing fees due and any pending assessments
• Master policy certificate of insurance, coverage summaries, deductibles, and any claims history
• Relevant permits, certificate of occupancy, and repair or recertification records
• Any pending litigation, liens, or disputes related to building structure, contractors, or unpaid assessments

Key questions to ask the association

Use these questions to clarify risk, costs, and timing:

• Has the building completed a milestone inspection? When, and what were the major findings?
• What repairs are recommended, what are the estimated costs, and what is the planned timeline?
• How will repairs be funded, for example reserves, higher dues, special assessment, or a loan?
• Have special assessments been approved already? What is the per‑unit share and payment schedule?
• What percentage of required reserves is currently funded for critical elements?
• Are permits in place, and are contractors selected or under contract?
• Is there any active litigation or contractor dispute tied to structural work?
• How do insurance deductibles and coverages interact with the repair program?

Red flags that merit a closer look

Watch for issues that can signal higher risk or near‑term costs:

• No milestone inspection on file when the building appears at or past the milestone age
• Major recommended repairs with no clear funding plan or repeated delays
• Multiple special assessments in a short period or rapidly rising monthly dues without a reserve strategy
• Very low reserve funding combined with large near‑term capital needs
• Structural findings like concrete spalling, exposed rebar, or waterproofing failures that remain unresolved
• Association litigation or indications of financial stress

Stuart and Martin County: local factors to weigh

Coastal Martin County buildings face salt‑air corrosion, moisture intrusion, wind exposure, and hurricane events. These conditions can speed up structural wear and commonly show up in inspection findings. Many waterfront condos sit in FEMA flood zones, so it is smart to review FIRMs and, when available, elevation certificates for units or buildings. You can look up flood zones using the FEMA Flood Map Service Center.

South Florida has high demand for concrete restoration and roofing contractors, which can mean longer timelines and higher bids. Build a realistic schedule into your plans, especially if the association is still bidding or permitting major work. When comparing buildings, proximity to open water, wind exposure, and flood zone should be part of your evaluation along with the finances.

How to compare condos in Stuart

When you are deciding between buildings in Stuart or the wider West Palm Beach–Boca Raton–Delray Beach metro area, compare:

• Inspection status: completed, scheduled, or overdue
• Scope and cost: the size of recommended repairs and the target timeline
• Funding plan: reserves on hand, special assessments, or loans
• Monthly dues trajectory: stability versus frequent large increases
• Exposure: distance to the coast, flood zone, elevation, and building construction type
• Insurance posture: master policy coverage and deductibles, wind and flood arrangements

For added context on governance and best practices, you can browse the Community Associations Institute for educational materials and check Florida Realtors for financing and condo eligibility guidance.

Your next step

If a building has a clean, recent milestone report and a funded plan, you can move forward with confidence. If findings are significant, you can still pursue the property with eyes wide open by clarifying timelines, costs, and lender requirements. The key is to do the work up front so your closing and first year of ownership go smoothly.

If you want a local, senior‑level advisor to help evaluate reports, compare buildings, and coordinate with your lender, reach out to Brad Westover. Request Your Personalized Home Valuation or ask for a buyer due diligence review tailored to your shortlist.

FAQs

What is a Florida condo milestone inspection?

• A milestone inspection is a licensed engineer or architect’s formal review of a condominium or cooperative building’s structural and electrical condition that identifies needed repairs, costs, and timelines under Florida’s Condominium Act.

Which Stuart condos typically fall under milestone rules?

• Many multi‑story coastal condominiums and cooperatives meet the statutory definitions; confirm coverage and timing with the association, the DBPR Division of Condominiums, and local building departments.

How do milestone findings affect my mortgage approval in Martin County?

• Large assessments, major repairs, or very low reserves can affect condo eligibility for some loan programs, so coordinate early with your lender and gather association documents tied to inspections and funding.

What documents should I review before buying a Stuart condo?

• Ask for the milestone report, reserve study, budgets, board minutes, insurance summaries, estoppel letter, permits and repair records, and any assessment notices or litigation disclosures.

How are repairs typically funded after an inspection?

• Associations use reserves, increase monthly assessments, levy special assessments, obtain association loans, or combine these options based on governing documents and owner votes.

What local risks should Stuart buyers consider?

• Salt‑air corrosion, wind and hurricane exposure, and flood risk are common, so review FEMA flood zones using the FEMA Map Service Center and evaluate the building’s exposure and maintenance history.

Where can I verify rules and official guidance?

• Review the Florida Condominium Act, Chapter 718, visit the DBPR Division of Condominiums, and check local requirements with the Martin County Building Department.