Emerald Towers West
Okaloosa Island
Exterior restoration, Continuing Engineering Services, roof replacement, Contract Administration.
The inspection your building is required to have, done by an engineer your board can talk to.
Florida law requires milestone structural inspections for condominium and cooperative buildings three habitable stories or more once they reach the statutory age, and on a recurring cycle after that. Ours are led by a licensed professional engineer who is also a Florida Special Inspector (license 63628, on the state's published list), and the findings come back in language a board can act on.
What happens, in order.
- 01
Phase 1: visual examination
A licensed engineer examines the building's structural systems: load-bearing walls, primary structural members, connections, and the conditions around them. If there is no sign of substantial structural deterioration, the inspection ends here and the report says so.
- 02
Phase 2: testing and analysis, only if warranted
If Phase 1 finds substantial structural deterioration, Phase 2 follows: targeted testing and analysis scoped to what Phase 1 found.
- 03
Reporting built for two audiences
The statutory report for the building official, and a plain-language walkthrough for your board: what was found, what is structural versus maintenance, what has to happen and when, and what it means for reserves.
Milestone findings feed directly into your Structural Integrity Reserve Study and, when repairs are needed, into restoration documents and Contract Administration. The same team carries each of those steps.
Related · Emerald Towers West · Tides at TOPS'L · High Pointe
Related projects
Buildings we have inspected.
Shoreline Towers
Destin
Exterior restoration across three twelve-story towers and ten townhomes, condition survey through closeout.
Dunes of Seagrove
Santa Rosa Beach
Multi-building coastal condominium exterior restoration.
Tides at TOPS'L
Miramar Beach
Exterior building-envelope condition survey and repair documents.
Track record
Completed Milestone Inspections, Structural Integrity Reserve Studies, and Reserve Studies
Associations listed in the firm's Summer 2026 brochure, as printed there. 59 entries.
- Alerio Condominium Association, Inc.
- Emerald Towers West Condominium Association, Inc.
- Oceania Owners' Association, Inc.
- Ariel Dunes II Condominium Association, Inc.
- Forest Lakes Owners Association, Inc.
- One Water Place Condominium Association, Inc.
- Bahia at Baytowne Wharf Condominium Association, Inc.
- Grand Sandestin at Baytowne Wharf Condominium Association, Inc.
- Pelican Isle Condominium Owners Association, Inc.
- Beachside Villas Owners' Association, Inc.
- Boardwalk Beach Resort Community Association, Inc.
- Carillon Beach Association, Inc.
- Carillon Beach Association, Inc. - Carillon Beach Institute
- Celadon Beach Owners Association, Inc.
- Century Park Villas, Inc.
- Compass Point at Watersound Owners Association, Inc.
- Destin Gulfgate Owners Association, Inc.
- Dune Pointe Owners Association, Inc.
- Dunes of Seagrove Owners Association, Inc.
- East Pass Towers I Condominium Association, Inc.
- East Pass Towers II Condominium Association, Inc.
- Elation at Baytowne Wharf Condominium Association, Inc.
- Emerald Towers Owners Association, Inc.
- Gulf Crest Condominium Association, Inc.
- Highland Park at Blue Mountain Beach Owners Association, Inc.
- High Pointe Resort Owners Association, Inc.
- Huntington-By-The-Sea Owners Association, Inc.
- Islander Beach Resort & Condominium Council of CoOwners, Inc.
- Luau Condominium Association, Inc.
- Magnolia House Condominium Owners Association, Inc.
- Mainsail Owner's Association, Inc.
- Maravilla Condominium Association, Inc.
- Mediterranea of Destin Condominium Owners Association, Inc.
- Misty Cove Homeowner's Association, Inc.
- Navarre Towers Condominium Owner's Association, Inc.
- Pine Ridge Villas Condominium Association, Inc.
- Pinnacle Port Community Association, Inc. - Midrises Only
- Pinnacle Port Community Association, Inc. - Tower Only
- Presidio Yacht Club Condominium Owners Association, Inc.
- Seagrove Highlands Condominium Owners Association, Inc.
- Shoreline Towers Phase I Condominium Association, Inc.
- Sterling Shores Owners' Association, Inc.
- Summerchase at Crystal Beach Owners' Association, Inc. - Inn @ Crystal Beach
- Summerlin Condominium Owner's Association, Inc.
- The Tides at Tops'l Condominium Owners Association, Inc.
- The Valencia Condominium Association, Inc.
- The Villas at Sunset Beach Owners Association, Inc.
- Tops'l Tennis Village Condominium Association, Inc.
- Tranquillity on the Beach Owners Association, Inc.
- Tropic Winds Owners Association, Inc.
- Ventana Dunes Property Owners Association, Inc.
- Venus Condominium Association, Inc.
- Villa Lago Owners Association, Inc.
- Waterhaven Owners Association, Inc.
- Watersound West Beach Community Association, Inc.
- White Cliffs Owners Association, Inc.
- Sundestin International Condominium Owners' Association, Inc.
- Surfside Owners Association, Inc.
- The Plaza Condominium Owner's Association, Inc.
Brochure Summer 2026, page 5, Completed Milestone Inspections, Structural Integrity Reserve Studies, & Reserve Studies
Common questions.
What is a milestone inspection?
A milestone inspection is a structural inspection of a condominium or cooperative building three habitable stories or more, required by Section 553.899, Florida Statutes, once the building reaches the statutory age and at intervals after that. Phase 1 is a visual examination by a licensed engineer or architect. If substantial structural deterioration is found, Phase 2 testing and analysis follows.
Who can perform a milestone inspection?
A Florida-licensed engineer or architect. At O'Connell & Associates, milestone inspections are led by a licensed professional engineer who also holds Florida Special Inspector status.
What happens if deficiencies are found?
The engineer documents them, distinguishes substantial structural deterioration from maintenance items, and defines what repair work is needed and on what timeline. The report goes to the association and the local building official.
County guides
Who enforces the milestone statute, where the report is filed, and whether a 25-year trigger applies all depend on the county and city your building sits in. See our guides for Walton County, Okaloosa County, and Bay County.
Next step
Get ahead of the deadline.
Tell us the building's age and address. We will tell you where you stand.