Short answer:<\/strong> Florida condominium buildings carry structural integrity obligations most building types do not. Milestone structural inspections and structural integrity reserve studies turn the roof, the structure, the waterproofing and the windows into systems an association must inspect, fund and report on for decades. Those are the same systems the plan set defines. Flikt.AI reviews the 2D PDF set across disciplines so contradictions get resolved on paper.<\/p>\n Most coordination advice ends at occupancy. In Florida, for a condominium, that is roughly where the documents start to matter most.<\/p>\n Everything true of multifamily is true here. Repeated unit types, stacked risers, corridor and demising conditions, an amenity building that behaves like a separate project. A conflict drawn once is built many times.<\/p>\n Two things are different. The first is legal: the declaration divides the building into units and common elements, and that boundary runs directly through the systems the disciplines are drawing. A shutoff valve, a branch circuit, a window assembly, a balcony slab. Each sits on one side of a line that determines who pays to fix it. Where the drawings are ambiguous about which side, the association inherits the argument.<\/p>\n The second is statutory, and it is the part almost nobody designs for.<\/p>\n Two obligations sit on residential condominium buildings of three or more habitable stories.<\/p>\n A milestone inspection<\/strong> under section 553.899 of the Florida Statutes, due by December 31<\/span> of the year the building reaches 30 years<\/span> of age, based on the date its certificate of occupancy was issued, and every 10 years<\/span> after that. A local enforcement agency may require it at 25 years<\/span> where local circumstances warrant, including proximity to salt water. The same section reaches cooperative buildings as well.<\/p>\n A structural integrity reserve study<\/strong> under section 718.112, required at least every 10 years<\/span> after the condominium is created. There is no age trigger. It must report on a defined list of systems: roof, load-bearing structure, fireproofing and fire protection systems, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance or replacement cost exceeds the statutory threshold, currently the greater of $25,000<\/span> or an inflation-adjusted amount, where failure to maintain it would affect one of those.<\/p>\n Read that list again as a drawing problem. Roof is architectural and structural. Waterproofing is architectural detailing that depends on structural tolerances. Windows and exterior doors are a schedule, an elevation, a detail and a specification that have to agree. Fire protection is its own discipline that has to fit a ceiling several other disciplines are using. Load-bearing structure is the one everything else is hung on.<\/p>\n These are not incidental systems. They are the systems Florida has decided a condominium association must track, fund and re-examine on a schedule for the life of the building. A contradiction between two sheets describing one of them does not get resolved at closeout. It gets rediscovered, by somebody with a statutory deadline, years later.<\/p>\n Rework on building projects runs 4.6% of contract value, measured across 32 buildings in a 2009 study of 359 projects. Design error and omission alone accounts for 1.5% of contract value within that total.<\/span> On a condominium the consequence is not only cost. A defect that reaches the field becomes an association problem, with a reporting process and a funding obligation attached to it.<\/p>\n That is third-party research, not ours. It is traced to its primary document in our construction rework statistics register<\/a>, which also lists the widely repeated figures that did not survive checking.<\/p>\n The Florida Building Code governs, and in Miami-Dade and Broward the high velocity hurricane zone provisions apply on top of it. Exterior openings and roofing components generally require an approved product, which means the drawings, the schedules and the specifications all have to point at the same approval. Construction type and rated assemblies follow the IBC provisions the Florida code adopts. Sprinkler coverage follows NFPA 13 or NFPA 13R depending on the building. Sound transmission between dwelling units is governed by IBC Section 1207, and accessibility by ANSI A117.1 alongside Fair Housing requirements on covered units. Where these are referenced in the set or included with the specifications, the review reads them the way it reads any other requirement, and apparent contradictions between the requirements provided in the set and what is drawn come back as findings. Flikt.AI does not make a permit or code compliance determination.<\/p>\n Flikt.AI reads the whole submission rather than sampling it: every sheet against every other sheet, drawings against specifications, discipline against discipline in a single pass. It reports spatial clashes, specification mismatches, missing coordination, documentation gaps and code violations. The five kinds of finding are set out here<\/a>. Because a document review is not the right answer everywhere, where this is not the right tool<\/a> is published just as plainly.<\/p>\n Send the 2D PDF drawing set you already have, and the specifications if the project carries them. New construction, renovation and restoration sets are all accepted. Restoration packages that lean on as-built information are read against what the set itself provides. Findings come back tied to the sheets they came from, so the design team has a specific list to resolve before the set is issued.<\/p>\n For the wider jurisdiction picture, see Florida plan review<\/a>. For the building type generally, see condominium plan review<\/a>. Other project types are listed on the project types<\/a> page.<\/p>\n This page is general information about document coordination. It is not legal advice, and it is not a substitute for the licensed professionals who perform milestone inspections and reserve studies.<\/em><\/p>\n Not directly. Those are assessments of a building that already exists. A milestone inspection must be performed by a licensed architect or engineer. A structural integrity reserve study must be performed or verified by a licensed engineer or architect, or by a certified reserve specialist or professional reserve analyst. A plan review works on the drawings, before the building exists or before a renovation is built. The connection is the document trail: the eight systems a structural integrity reserve study has to report on are the same systems the plan set defines, and an ambiguity in the drawings becomes an ambiguity the association carries for decades.<\/p>\n Two separate obligations. A milestone inspection under section 553.899 of the Florida Statutes, due by December 31<\/span> of the year a building of three or more habitable stories reaches thirty years of age, measured from its certificate of occupancy, then every ten years, with local enforcement agencies able to require it at twenty-five years where local circumstances such as proximity to salt water warrant. That section also reaches cooperative buildings. And a structural integrity reserve study under section 718.112, required at least every ten years after the condominium is created, for residential condominium buildings of three or more habitable stories, with no age trigger. This page is general information about document coordination, not legal advice.<\/p>\n Roof, load-bearing structure, fireproofing and fire protection systems, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance or replacement cost exceeds the statutory threshold, currently the greater of $25,000<\/span> or an inflation-adjusted amount, where failure to maintain it would affect one of those. Every one of those is drawn by a different discipline, and several are drawn by more than one.<\/p>\n Because the drawings are the record the association inherits. A detail that two sheets describe differently does not resolve itself at turnover. It becomes a question during the first reserve study, and answering it may require opening something up. Coordination resolved before the set is issued is the cheapest it will ever be.<\/p>\n Yes. The review runs on the 2D PDF drawing set. No BIM model is required, so there is no model to build and no modelling staff required.<\/p>\n Yes, and those sets are often where the risk concentrates. Concrete restoration, balcony repair, window replacement and waterproofing packages are drawn against existing conditions that the as-builts describe imperfectly. Those are also the scopes most likely to follow a milestone inspection.<\/p>\n If the building is outside Florida, condominium plan review<\/a> covers the same stacked unit geometry without the milestone inspection framework. Rental and market-rate buildings are covered under multifamily plan review<\/a>.<\/p>\n Concrete restoration, balcony and waterproofing packages are drawn against existing conditions, which is covered under renovation plan review<\/a>. For the state’s code and product approval questions generally, see Florida plan review<\/a>, and for coastal hospitality sets, hotel plan review<\/a>. The full list is on the project types we review<\/a>.<\/p>\n
\nWhy a condominium set is not just a multifamily set<\/h2>\n
What Florida requires, and why it reaches back into the drawings<\/h2>\n
Where condominium conflicts concentrate<\/h2>\n
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What the research measures<\/h2>\n
Codes and standards that shape a Florida condominium set<\/h2>\n
What Flikt.AI checks on a condominium set<\/h2>\n
What you send<\/h2>\n
Frequently asked questions<\/h2>\n
Does a plan review help with a milestone inspection or a reserve study?<\/h3>\n
What does Florida law actually require of a condominium building?<\/h3>\n
Which building systems does a structural integrity reserve study cover?<\/h3>\n
We are a developer turning over a new building. Why does this matter now?<\/h3>\n
Can you review a condominium set without a BIM model?<\/h3>\n
Does this apply to renovation and repair drawings as well?<\/h3>\n
Related project types<\/h2>\n