Reporting on Age-Based Building Inspections Programs in South Florida

Abstract

Prior to 2023, building structural inspections were required for all nonexempt buildings when they reached 40 years of age in Miami-Dade and Broward Counties, Florida. In 2022, Florida introduced statewide requirements for structural milestone inspections of condominiums over three stories when the building reaches 30 years of age. The objectives of this study were to report on the implementation and outcomes of the original 40-year building inspection programs. Analysis of information contained in inspection reports showed that approximately one quarter of buildings assessed for their 40-year inspection required some type of repair, and 14% had indications of deterioration in structural elements. Further analysis indicated a higher rate of deterioration and required repairs for buildings closer to the coast, which likely is due to increased exposure to airborne chlorides. Analysis of subsequent 10-year anniversary inspection reports showed that subsequent inspections noted lower rates of required repairs than the initial 40-year inspections. These results indicate that the structures may benefit from the maintenance and repairs required as a result of defect identification during the 40-year inspections, highlighting the potential positive impact of age-based building inspection programs to promote building maintenance and safety. Deficiencies were noted in the required standard inspection forms and in the guidance provided to inspectors in completing them, leading to variability in how the inspection reports were completed by inspectors. As a result, the conclusions of this study are limited by the level of detail and variability of the information contained in the inspection reports. Recommendations for the standardization of existing building condition assessments are provided to improve the implementation of future inspection programs.