Buying or owning a condo in Hollywood comes with new responsibilities after Florida’s post‑Surfside safety laws. If you’ve heard about milestone inspections, reserves, and special assessments, you’re not alone. It can feel overwhelming, especially when you’re budgeting for dues or planning a sale. This guide breaks down what to expect, what to request, and how to plan with confidence in Hollywood and greater Broward County. Let’s dive in.
Milestone inspections: what they are
Florida adopted statewide milestone inspections to catch structural issues early in condominium and cooperative buildings that are three stories or more. The framework came after the Surfside tragedy and is often referenced as SB 4‑D, enacted in 2022. The goal is simple: check the structure, document any deficiencies, and get repairs planned and funded.
Which Hollywood buildings are covered
- Buildings that are three stories or taller typically fall under the statewide inspection framework.
- The rules include a coastal element, so coastal proximity can influence timing and attention.
- Local programs may also apply. Broward County and the City of Hollywood have their own recertification, filing, or permit procedures that can layer on top of the state rules. Always confirm with the local building department.
What inspectors look at
A licensed professional engineer or architect performs the inspection. The assessment usually includes:
- Structural components such as foundations, columns, beams, slabs, and load‑bearing walls.
- Exterior envelope elements including balconies, parapets, cladding, sealants, and waterproofing.
- Roofs, terraces, and connections.
- Parking structures and other common‑area structural parts.
- Life‑safety and relevant electrical conditions that impact structural safety.
What you receive in the report
The association should receive a written report that:
- Outlines findings and ranks severity and urgency.
- Recommends repairs with estimated cost ranges and timelines.
- Documents that a licensed professional completed the inspection and complied with any required report formatting.
- Is shared with unit owners and, where required, filed or noticed with local officials.
How inspections affect your budget
Milestone inspections often lead to repair plans. Repairs require money, which can change monthly dues and trigger special assessments.
Reserves vs. special assessments
- Reserves are savings for big‑ticket components like roofs, waterproofing, exterior painting, structural repairs, elevators, and parking decks.
- A current reserve study estimates future needs so the association can fund gradually through regular assessments.
- If the inspection identifies urgent work and reserves are short, the board may levy a special assessment, borrow, or both.
Typical cost drivers in coastal Broward
In Hollywood’s coastal environment, salt air and humidity can speed up wear on:
- Balconies, railings, and exterior coatings
- Concrete in parking garages and slabs, including spalling and rebar repairs
- Waterproofing, sealants, and roof systems
Timeline from inspection to repairs
- Inspection and report delivery
- Engineering repair plans and bids
- Board decisions on funding: reserve transfers, loans, or special assessments
- Permitting and contractor mobilization
- Repair work and progress inspections
Large projects can take months to a year or more, depending on the scope and permitting.
Impact on mortgages and refinances
Lenders look closely at a condo project’s safety and finances. Even if your unit is perfect, project‑level issues can affect your loan approval.
Why lenders care
Many lenders and investors review:
- Whether critical structural or safety repairs are outstanding
- Reserve funding and whether the association budgets for major components
- Size and status of special assessments
- Litigation and owner‑delinquency levels
If a building has unresolved safety findings or no credible funding plan, some lenders may delay or deny loans until the issues are addressed.
Red flags lenders watch
- Unresolved structural or life‑safety issues in an inspection report
- Large unfunded repair needs without a plan to collect or borrow
- Special assessments that are very large relative to unit values
- Significant litigation or high owner delinquencies
Tip for buyers: request the condo questionnaire and current estoppel early, and ask for the milestone inspection report, the repair plan, and the budget.
What to request before you buy or sell
Going in prepared helps you avoid surprises and strengthens your negotiating position.
Key documents checklist
- Full milestone inspection report and any follow‑up engineering reports
- Most recent reserve study and current reserve balances
- Current operating and reserve budgets and recent financials
- Board meeting minutes on the inspection findings and funding actions
- Any special assessment notices, resolutions, and association loan agreements
- Association insurance certificates and deductibles
- Estoppel certificate and the lender’s condo questionnaire
- Litigation disclosures and correspondence with engineers or contractors
- Any local filings or permits with Broward County or the City of Hollywood
Questions to ask the board or manager
- Has the milestone inspection been completed and shared with owners? Who performed it and when?
- What immediate deficiencies were identified? What is the estimated cost range and timeline to fix them?
- How much is in reserves for structural and capital components today?
- Will the board levy a special assessment, increase dues, or borrow? What is the estimated amount per unit and payment schedule?
- Have repair contracts been awarded or permits applied for? When will work start?
- Will payment plans be available for owners?
- Have lenders been notified, and are any project approvals or waivers in place?
Red flags to watch
- No written report from a licensed engineer or architect despite requirements
- Large, immediate repair needs with no funding plan
- Resistance to providing inspection reports, reserve studies, or financials
- Emergency repair orders or building closures
- High delinquencies, large active assessments, or major litigation
Local steps in Hollywood and Broward
Every jurisdiction has its own workflows and deadlines. In Hollywood and greater Broward County, it is smart to:
- Confirm local recertification and filing requirements with Broward County Building Code Services and the City of Hollywood Building Department.
- Verify what must be filed or noticed after the inspection and before repairs begin.
- Engage local structural engineering firms experienced with coastal Florida buildings.
- Consult a condominium attorney familiar with Chapter 718 for assessment, voting, and owner‑rights procedures.
Smart strategies for owners and buyers
- If you own in a 3‑plus story building, review your association’s inspection status, report, and reserve position now. Plan for possible increases in dues or special assessments.
- If you are buying, build time into your contract for document review. Ask for the milestone report, reserve study, budgets, and board minutes before you commit.
- Talk with your lender early about project eligibility. Share the inspection and repair plan to avoid last‑minute underwriting issues.
- Compare total cost of ownership, not just dues today. Consider reserves, planned assessments, insurance deductibles, and timing of major work.
Ready to navigate Hollywood’s condo landscape with a clear, step‑by‑step plan? Reach out for local guidance on documents, timelines, and neighborhood context. Unknown Company can help you align your lifestyle goals with a smart, confident purchase or sale.
FAQs
What is a condo milestone inspection in Hollywood, FL?
- A milestone inspection is a licensed engineer or architect’s assessment of a 3‑plus story condo’s structural and related safety components, with a written report and repair recommendations.
Which Hollywood, FL condos need milestone inspections?
- Condominiums and cooperatives that are three stories or more are generally covered by Florida’s statewide framework, with local Broward and City of Hollywood rules possibly adding filing steps.
How do milestone inspections affect condo fees in Hollywood, FL?
- Findings can lead to higher regular assessments to fund reserves and may trigger special assessments or association borrowing to complete urgent repairs.
What should a buyer request from a Hollywood, FL condo association?
- Ask for the milestone report, reserve study and balances, current budgets, board minutes on repairs, any special assessment notices, insurance certificates, and the lender’s condo questionnaire.
Can I get a mortgage if a Hollywood, FL condo has a special assessment?
- It depends on the project’s overall safety status and funding plan; lenders often require proof that repairs are financed and underway before approving loans.
