The Ask
Miller Building Group was retained to perform a statutory turnover inspection for Venetian II at Esplanade Lake Club, a multi-family condominium community in Fort Myers, Florida. The inspection was mandated by Florida Statutes Chapter 718, which governs the transfer of association control from the developer to the unit owners. The primary objective was to document the condition of all common elements, identify necessary remedial work, and attest to the useful life and replacement costs of major building components to assist the association in future planning.
Approach
The team utilized a combination of on-site visual inspections and aerial photography to document the property’s condition. The comprehensive scope covered:
- Building Envelope: Roofs, windows, exterior doors, waterproofing, and exterior paint.
- Systems: Structural components, fireproofing/protection, and external plumbing and electrical systems.
- Site Work: Pavement, parking areas, drainage, and irrigation systems.
The findings were compiled into a detailed report featuring a conditions matrix, useful life and replacement cost tables, and annotated photographs to pinpoint specific issues.
Outcome
The inspection revealed various deficiencies, including broken roof tiles, cracked stucco, deteriorated window sealants, loose guardrail hardware, expired fire extinguisher inspections, and incomplete communication vaults. Miller Building Group’s report provided the association with a clear, actionable summary of the property’s condition at the time of turnover. This transparent documentation ensured a reliable transition of control, enabling the association to accurately plan for maintenance, repairs, and reserve funding.
