Thinking about a condo in Tequesta and keep hearing about “milestone inspections”? You are not alone. Buyers across Palm Beach County are trying to understand how these structural reviews affect safety, budgets, and approvals. The good news is you can navigate it with a simple plan. In this guide, you will learn what milestone inspections are, which documents to request, how reserves and special assessments affect your monthly costs, and the exact questions to ask before you write an offer. Let’s dive in.
Milestone inspections, in plain English
A milestone inspection is a formal engineering review that checks a condo building’s structure and life safety systems. A licensed structural engineer or architect assesses major elements like concrete, rebar, balconies, garage areas, waterproofing, roof systems, and more. The report usually outlines findings, recommended repairs, timelines, and estimated costs.
Florida’s condo law, found in Chapter 718 of the Florida Statutes, and guidance from the Florida Department of Business and Professional Regulation emphasize these inspections. The goal is to identify problems earlier so boards can act before issues become emergencies.
Why this matters in Tequesta
Tequesta has both Intracoastal-front and village-area condos. Many buildings date to the mid and late 20th century, and salt air speeds up corrosion and waterproofing failures. That means concrete spalling, rebar rust, balcony repairs, and seawall work are common topics. You want to know if the association already has a milestone or recertification report and what it says about upcoming repairs and costs.
Local building departments can help you confirm if a property falls under state or local recertification rules and whether reports are on file. Start with the Palm Beach County Building Division and the Village of Tequesta Building Department.
What to request during due diligence
Ask the seller, association, or property manager for these items as early as possible. Each document helps you gauge safety, timing, and cost.
Milestone inspection or recertification reports
- Request the full report and any addenda. Look for the engineer’s conclusions, recommended repairs, estimated costs, and timelines.
Latest reserve study, including any cash-flow version
- A reserve study shows remaining useful life and replacement costs for roofs, elevators, painting, concrete, garages, and seawalls. Note the study date, assumptions, and whether the board adopted the recommendations.
Association budgets and monthly assessments for the current year and prior 2 to 3 years
- See what you will pay, how much goes to reserves, and how dues have changed.
Board and membership meeting minutes for the past 2 to 3 years
- Scan for engineering findings, repair decisions, loans, special assessments, insurance changes, or contractor disputes.
Special assessment history and any approved or pending assessments
- Get notices, payment schedules, and payoff options. If an assessment is active, ask how lenders treat it during qualification.
Insurance certificates and declarations
- Review coverage limits, hurricane deductibles, and recent claim history. Coastal buildings can see higher premiums.
Permits and repair records for major systems
- Verify that big-ticket projects were permitted and passed inspections. Ask for warranties and lien releases where available.
Litigation disclosure and open claims
- Lawsuits can strain cash flow and raise risk for future assessments.
Maintenance logs for elevators, fire systems, generators, and pumps
- Regular service records indicate proactive operations and reduce surprise costs.
Governing documents and policies
- Focus on rules for special assessments, reserve funding, voting thresholds, and collections for unpaid dues.
Reserves, assessments, and your monthly cost
A reserve study is your roadmap for upcoming big expenses. According to best practices from the Community Associations Institute, studies come in two standard formats: a component study that itemizes components with useful life and cost, and a cash-flow model that forecasts annual funding needs. Both help you see whether the association is saving enough.
When reserves are underfunded, boards often choose between a special assessment, a loan that is repaid through higher monthly dues, or a combination of both. Here is a simple example to translate the impact:
- If a building must cover a $500,000 structural repair and there are 100 units, an equal special assessment would be $5,000 per unit. If owners pay over 12 months, that is about $417 per month per unit. If the board takes a 5-year loan, the monthly hit may be lower but includes interest.
This is not a prediction. It is a framework so you can model best, mid, and worst cases and see how they affect your budget and loan approval.
Reserve study red flags to watch
- No recent reserve study or one older than 2 to 5 years.
- Large projects due in the next 1 to 5 years with low reserve balances.
- Assumptions that feel too optimistic on useful life or inflation.
- A history of waiving or underfunding reserve contributions.
Questions to ask the association or manager
Use these prompts to get clear answers and documents that back them up.
About engineering reports and repairs
- Has the building completed a milestone or recertification inspection? If yes, please provide the full report and any addenda.
- Which repairs from the engineer’s report are complete, in progress, or not started? Please provide permits, contractor invoices, warranties, and lien releases.
- Are there any deferred structural items? What are the estimated costs and timeline?
About reserves, budgets, and assessments
- What is the current reserve balance and when was the last reserve study completed? Please share the study and the board’s funding plan.
- Have there been special assessments in the past 5 years? Why, how much, and what payment options were provided?
- Is the board considering a new assessment or a loan for capital projects this year?
About insurance and financial health
- Please provide current insurance declarations and hurricane deductible amounts.
- Can you share the most recent audited or compiled financial statements and current operating cash balance?
- Are there any pending lawsuits involving the association or vendors?
About governance and building operations
- What is the process and voting threshold for levying special assessments?
- What preventive maintenance programs are in place for roofs, garages, seawalls, HVAC, and elevators?
- Are there any code violations, open permits, or notices from the building department?
About Intracoastal-specific issues
- What is the condition of the seawall or bulkhead? Is there an engineer report and maintenance plan?
- Any history of saltwater intrusion, concrete spalling, or balcony corrosion?
Practical buyer questions
- Is the seller current on assessments? Please provide a payoff statement.
- What are the application or transfer fees and any new owner requirements?
- May I conduct independent inspections during due diligence?
Tequesta condo buyer checklist
Use this quick list to stay on track.
- Confirm the building’s age, number of stories, and proximity to the Intracoastal. This helps determine if state milestone or local recertification applies.
- Request the full due diligence packet: engineer reports, reserve studies, budgets, minutes, insurance, permits, and any litigation disclosures.
- Ask the association the questions listed above and request written responses.
- If engineering reports flag big items, consider hiring an independent structural engineer to review them.
- Model cost scenarios: no assessment, partial assessment or loan, and large assessment. Add the monthly amount to your affordability check.
- Verify the seller’s payoff for any outstanding assessments and fines.
- Confirm lender requirements. Some lenders will factor in known assessments during approval.
Timeline and next steps
At first interest: request the association packet that includes the most recent milestone or recertification report and reserve study.
First review: scan for red flags like major structural projects, low reserves, pending litigation, or recent large assessments.
Offer stage: include time to evaluate engineering documents. If needed, add an engineer review contingency or ask to speak with the association’s engineer.
Before closing: obtain written confirmation of any approved assessments, payment schedules, and payoff statements. Ask the association to confirm no known outstanding material issues if available.
After closing: stay engaged with association communications and meetings so you can plan for capital projects and reserve funding decisions.
Red flags and green signals
Not every older coastal building is high risk. Use these cues to balance the picture.
Red flags
- Recent engineer reports with major structural findings and no defined plan to fix them.
- Underfunded reserves relative to near-term projects.
- Repeated special assessments with limited transparency or documentation.
- Lapsed permits, unverified repairs, or ongoing litigation affecting finances.
Green signals
- Recent milestone or recertification with issues addressed or under contract.
- Current reserve study and a funding plan that matches upcoming projects.
- Transparent minutes, audited financials, and clear communication from the board.
- Documented preventive maintenance on elevators, roofs, garages, and seawalls.
How this affects your buying strategy
Your goal is not to avoid every building with projects. Your goal is to understand timing, scope, and cost so you can make a confident decision. In Tequesta, a well-run association with a clear plan can be a great buy even if concrete work or seawall upgrades are on the horizon.
You can use the state and local resources below to cross-check what you receive from the seller or association. Review Florida’s condo law in Chapter 718, see DBPR’s building safety guidance, and contact the Palm Beach County Building Division or Village of Tequesta Building Department for local status questions. For reserve study best practices, the Community Associations Institute offers helpful overviews.
Ready to shop Tequesta condos with a clear plan? Let’s talk through your short list, gather the right documents, and model the costs so you can buy with confidence. Reach out to Jono Gaza Real Estate for local guidance and a streamlined path from search to close.
FAQs
What are Florida condo milestone inspections for buyers?
- They are engineer or architect reviews focused on structural and life safety issues that identify deterioration, recommend repairs, and outline costs and timelines.
How do milestone findings impact Tequesta condo costs?
- If reserves are low, repairs are often funded by special assessments or loans repaid through higher dues, which can raise your monthly carrying cost.
Which documents show the true financial picture of a condo?
- The reserve study, budgets, meeting minutes, special assessment notices, insurance declarations, and recent engineer reports provide the most complete view.
What should I ask a Tequesta association before I offer?
- Ask for the latest milestone report, reserve study, current reserve balance, any pending assessments or loans, recent insurance changes, and open permits or violations.
Where can I verify Florida rules and local building info?
- Check Florida’s Chapter 718 condo law, DBPR’s building safety page, and local pages for Palm Beach County Building and Village of Tequesta Building.
