Construction Solutions, Inc.

08/11/2026

Florida's Legislature just published the first statewide count of milestone inspections, and one number stands out.

Across 2024 and 2025, local building officials designated 54 condominium buildings unsafe or uninhabitable. Five of them were vacated.

The rest of the report is worth a board's time as well. Local agencies reported 8,736 completed phase one inspections and 1,575 phase two inspections. They granted 1,587 deadline extensions, and 94 percent of those went to coastal counties and municipalities. Repair permit applications tied to phase two findings ranged from under $1,000 to $30 million.

Here is the part most boards will not expect. Only 71 percent of local jurisdictions reported their data to the state for 2024, and that dropped to 64 percent for 2025. About a third of Florida building departments did not report at all in the most recent year.

If your building has a phase one or phase two finding in hand, do not assume the paperwork moved along on its own. Keep your own dated proof of submission, calendar the 45 day owner distribution deadline, and work backward from the 365 day repair commencement requirement.

Full breakdown of the numbers and the statutory deadlines here: https://csidesign.com/blog/florida-statewide-milestone-inspection-data-2026

Construction Solutions, Inc. has served condominium and homeowner associations across Florida, Georgia and South Carolina since 1995. Fernandina Beach and Ponte Vedra Beach offices, 904-261-8703.

07/14/2026

Good news for Florida condo boards planning window or door replacements.

Earlier this year, the Florida Building Commission ruled that window replacement counts as a modification of a building's structural system, which meant threshold buildings (most buildings over three stories) faced structural inspection plans and Special Inspector oversight for even routine replacement projects.

Two new declaratory statements just clarified the rule. If you are replacing windows, doors, or louvers with equivalent products in the same rough openings, and no structural members are modified, the work does not require special inspection under the threshold building rules.

A few important catches: the exemption only holds if the openings stay the same size and no structural framing is touched. Projects on older coastal buildings often uncover deteriorated framing or concrete damage once the old units come out, and structural repairs can change the project's inspection requirements mid-stream. Permits, product approvals, and wind-load requirements all still apply.

If your board shelved or re-budgeted a replacement project this year, it may be time to take another look at the scope. We break down both declaratory statements and what they mean for your next project on the blog: https://csidesign.com/blog/update-window-door-replacements-in-threshold-buildings

06/29/2026

Federal investigators have explained what caused the 2021 Champlain Towers South collapse in Surfside, Florida.

The National Institute of Standards and Technology (NIST) released its technical findings on June 22, 2026. The short version: the failure did not start in the tower. It began at the pool deck, where two column connections failed weeks before the building came down. Over about three weeks the damage spread to nearby connections that could not carry the extra load, and on June 24 the failure progressed into the tower.

NIST found the building had very little margin against failure from the start, mainly from design and construction that did not meet the standards of the day, made worse over time by added loads and corrosion. They also ruled out causes like nearby construction, a sinkhole, storm surge, and the roof work underway at the time.

The takeaway for condo and HOA boards: serious structural problems usually show warning signs first, but those signs are easy to miss without a qualified evaluation. Catching cracking, corrosion, and water intrusion early is exactly what Florida's milestone inspection and reserve study laws were built to encourage.

Plain-language breakdown, with the official NIST video: https://csidesign.com/blog/champlain-towers-south-nist-findings

04/08/2026

A new statewide ruling just changed how every mid-rise and high-rise condo in Florida handles window and door replacements.

Binding Interpretation 318 (BI 318), issued January 26 by the Florida Building Commission, now classifies window and door replacements in threshold buildings (3+ stories or 50+ feet) as structural system modifications. That means these projects now require a Threshold Inspector and a Structural Engineer of Record -- adding new compliance steps that most associations and contractors aren't prepared for.

At CSI, we've been performing threshold inspections and building envelope evaluations across Florida for over 30 years. Here's what building owners and managers need to know:

- Replacing windows or doors in a threshold building now triggers mandatory threshold inspection requirements
- A licensed Threshold Inspector must be designated before work begins
- A Structural Engineer of Record must provide sealed shop drawings
- Contractors must submit detailed installation procedures for engineering review

This affects every condo association, property manager, and contractor working on mid-rise and high-rise buildings in Florida.

Read our full breakdown on what BI 318 means for your building: https://csidesign.com/blog/window-door-replacements-in-threshold-buildings-now-require-threshold-inspections.html

04/02/2026

04/02/2026

Florida's HB 913 is now in full effect -- and it brings major changes for condo and HOA associations across the state.

Here's what your board needs to know:

Insurance appraisals now required every 36 months
Reserve funding rules updated with new flexibility options
SIRS deadline extended to December 31, 2026
New conflict-of-interest protections for board members
Structural reports must be retained for 15 years

Our team breaks down every key provision and what it means for your community in our latest blog post.

Read the full article: https://csidesign.com/blog/what-hb-913-means-for-your-condo-association-in-2026.html

03/25/2026

🔍 Is your building due for a Milestone Inspection? Florida law mandates structural evaluations to ensure safety and compliance. Trust CSI’s expert team to guide you through the process.

📞 Contact us today to schedule your inspection.

03/18/2026

Structural cracks? Spalling concrete? Balcony movement?

Don’t guess. Diagnose.

Florida condos now face strict milestone inspection and SIRS requirements. Early engineering evaluation protects safety and limits financial exposure.

Read more:
https://csidesign.com/structural-engineering/how-to-respond-to-structural-concerns-in-your-condominium/

03/11/2026

🏗️ Master the Essentials of Construction Management! 🏗️

Are you ready to elevate your construction projects to the next level? 🚧 Check out our latest blog post on "The Essentials of Construction Management: Tips for Success" where we share expert strategies to streamline your projects, boost team efficiency, and ensure success from start to finish.

🔑 Key Takeaways:
→ Effective project planning
→ Communication strategies that work
→ Budget management tips
→ Leading teams to success

👉 Read more here: https://csidesign.com/construction-services/construction-management-tips-for-success/

03/04/2026

A building inspection is like checking a patient’s vital signs—it helps us understand the building’s condition and identify visible issues, ensuring safety for occupants.

📖 Chapter 2 of our eBook explains why routine maintenance is essential to protect your investment and extend the life of your building:
https://csidesign.com/wp-content/uploads/2023/06/The-proper-method-to-repair-condo-buildings_-2.pdf