Weekend Bucket List: Condos in the Age of Milestone Inspections
Buying a condo in Tampa Bay, whether downtown, Channelside, or along the sands of St. Pete Beach, can still be one of the best moves you’ll ever make. But in 2025, you can’t talk about condos without talking about milestone inspections.
Let’s break it down.
Condos Aren’t a Bad Deal: In the Right Building
Condos get a bad rap because people assume fees = waste. The truth? A well-run building with solid reserves can be a safer bet than a neglected single-family home. In today’s world, what matters most is whether the board is proactive, transparent, and financially prepared.
A “good” building doesn’t surprise you with a six-figure assessment. It tells you what’s coming, has funds in reserves, and gets inspections done before owners even ask.
What Makes a Good Building in the Milestone Era?
Florida’s milestone inspection law (Florida Statute §553.899) requires all condo and co-op buildings three stories or taller to undergo structural inspections.
The timing depends on location:
- Inland buildings: First inspection at 30 years, then every 10 years.
- Coastal buildings (within 3 miles of the Gulf or Atlantic): First inspection at 25 years, then every 10 years.
Example: A Gulf-front condo built in 1999 is due for its first inspection this year. Meanwhile, a downtown Tampa condo from 1995 had its first inspection at 30 years, due in 2025 as well. Location makes the difference.
That means a “good” building today is one that:
- Has already scheduled or completed its inspection.
- Has assessments paid, or at least budgeted.
- Keeps owners informed instead of leaving them in the dark.
If you’re shopping condos in Tampa Bay, this is the new due diligence checklist.
Which Buildings Fall Under the Law?
Here’s the simple version:
- Must comply: Condominiums and co-ops that are three stories or taller.
- Don’t apply: Single-family homes, duplexes, and commercial hotels (not legally condos).
- Important note: Even if a property is marketed as a “resort,” if it’s legally a condominium and three or more stories tall, it must comply. The label doesn’t matter, the legal structure does.
A Real-World Case Study
We’re helping out-of-state clients right now who fell in love with a waterfront condo in St. Pete Beach. On paper, it’s marketed as a “resort,” but legally it’s a condominium. That means milestone inspections absolutely apply. The law doesn’t give buildings a pass because of branding or usage.
As part of their due diligence, we’ve been in direct conversations with the listing side and management to confirm:
- Inspection timelines.
- Fee structures.
- Whether assessments are on the horizon.
This is what it takes to make a confident purchase in today’s condo market.
The Bottom Line
Condos in Tampa Bay are still a great option, if you pick the right building and ask the right questions. Milestone inspections aren’t something to fear. They’re simply a tool for protecting you, your investment, and the lifestyle you’re buying into.
And here’s the truth: “Honesty builds clarity, and clarity builds confidence.” We’re well-versed in this process and already helping buyers like you cut through the noise so you can make decisions with confidence.
👉 Thinking about buying a condo in Tampa Bay? Let’s talk. We’ll help you separate the gems from the headaches.
