MILESTONE INSPECTION REPORT
DRIFTWOOD SANDS
CONDOMINIUM

2618 GULF BOULEVARD
INDIAN ROCKS BEACH, FL 33785
ISSUE DATE:
3/27/24

Driftwood Sands Condominium

Milestone Inspection Report
Table of Contents
TC-1






TABLE OF CONTENTS

Section Title







Page(s)

General Building and Observation Information


G-1 to G-5
Building Exterior Envelope Observations and Recommendations E-1 to E-13
Exterior Walkway Observations and Recommendations

W-1 to W-10
Enclosed Stairway Observations and Recommendations

S-1 to S-11
Interior of Individual Units and Common
Areas Observations and Recommendations


U-1 to U-14
Balcony Observations and Recommendations


B-1 to B-12
Parking Garage Observations and Recommendations

P-1 to P-8
Report Summary






SUM-1 to SUM-10




















GENERAL BUILDING AND OBSERVATION INFORMATION


Driftwood Sands Condominium

Milestone Inspection Report

General Building and Observation Information
G-1

GENERAL BUILDING AND OBSERVAION INFORMATION

1.0 BUILDING INFORMATION

Building Owner Name:
DRIFTWOOD SANDS CONDOMINIUM ASSOCIATION, INC.
Building Street Address:
2618 GULF BOULEVARD




INDIAN ROCKS BEACH, FL 33785
Building Height:

SIX STORIES
Year Built*:


1982
*As per Pinellas County Property Appraisers Website


Building Location





Driftwood Sands Condominium

Milestone Inspection Report

General Building and Observation Information
G-2

Building Description
Elevated Engineering was provided an original set of plans and as such, information provided
within this report is a combination of plan information (please note the plans were not as-builts
so some information could be incorrect if deviations from the plans occurred during
construction), onsite observations of the structure and knowledge of similar construction. The
Association did not have any engineering reports or other documents related to the structure
for review.

Driftwood Sands Condominium is composed of a six (6) story structure with five (5) elevated
living floors above first floor parking. All five elevated living floors have nine (9) condominium
units per floor for a total of forty-five (45) condominium units within the building structure.
The structure appears to be constructed of cast in place reinforced concrete floor slabs,
reinforced concrete columns and beams (few), and concrete masonry unit (CMU)
exterior/divider walls. According to the plans, the structure is a pile supported structure with
the garage first floor slab being slab on grade.

2.0 MILESTONE INSPECTION DETAILS

Milestone Inspector Details
Company Performing Milestone Inspection:
ELEVATED ENGINEERING SERVICES, LLC
Address:





3306 WEST KNIGHTS AVENUE







Tampa, FL 33611
Florida Certificate of Authorization #:

CA 31855
Phone:





727-265-2070
Email:





INFO@ELEVATEDENG.COM
Website:





ELEVATEDENG.COM

Engineer(‘s) Performing Milestone Inspection:
Brian H. Keiter, PE, SI







FL PE # 57239, SI # 7014671









Florida Stature Utilized
SB 4-D Building Safety Bill, which became effective on May 26,
2022 creating s. 553.899
Type of Inspection:

Phase 1 Milestone Inspection
Date(s) of Inspection:
March 20, 2024
Date of Report:

March 27, 2024
Driftwood Sands Condominium

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General Building and Observation Information
G-3


Items Inspected

Building Exterior A visual observation of the exterior elevations of the structure was performed
on all sides from the ground without the use of any special access equipment.

Exterior Walkways A visual observation of five (5) of five (5) exterior walkways was performed.


Enclosed Stairways A visual observation of two (2) of two (2) enclosed stairways.

Individual Units A visual observation of the interiors of fifteen (15) of forty-five (45) individual
unit interiors was performed.

Exterior Balconies A visual observation of fifteen (15) of forty-five (45) exterior balconies was
performed.

Building Garage A visual observation of the under-building garage was performed.
Items Excluded: Mechanical Systems, Electrical Systems, Fire Systems, Elevators, Seawall, Pool,
Carports and general property or structures not related to the building itself.


3.0 MILESTONE INSPECTION DEFINITIONS

““Milestone inspection” (as per SB 4-D 2022) means a structural inspection of a building,
including an inspection of load-bearing walls and the primary structural members and primary
structural systems as those terms are defined in S.627.706, by a licensed architect or engineer
authorized to practice in this state for the purposes of attesting to the life safety and adequacy
of the structural components of the building and, to the extent reasonably possible, determining
the general structural condition of the building as it affects the safety of such building, including
a determination of any necessary maintenance, repair, or replacement of any structural
component of the building. The purpose of such inspection is not to determine if the condition
of an existing building is in compliance with the Florida Building Code or the fire safety code.
“Substantial structural deterioration” (as per SB 4-D 2022) means substantial structural distress
that negatively affects a building’s general structural condition and integrity. The term does not
include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs
Driftwood Sands Condominium

Milestone Inspection Report

General Building and Observation Information
G-4

of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase
one or phase two inspection determines that such surface imperfections are a sign of substantial
structural deterioration.
“Phase 1” (as per SB 4-D 2022): For phase one of the milestone inspection, a licensed architect
or engineer authorized to practice in this state shall perform a visual examination of habitable
and nonhabitable areas of a building, including the major structural components of a building,
and provide a qualitative assessment of the structural conditions of the building. If the architect
or engineer finds no signs of substantial structural deterioration to any building components
under visual examination, phase two of the inspection, as provided in paragraph (b), is not
required. An architect or engineer who completes a phase one milestone inspection shall
prepare and submit an inspection report pursuant to subsection (8).
“Phase 2” (as per SB 4-D 2022): A phase two milestone inspection must be performed if any
substantial structural deterioration is identified during phase one. A phase two inspection may
involve destructive or nondestructive testing at the inspector’s direction. The inspection may be
as extensive or as limited as necessary to fully assess areas of structural distress in order to
confirm that the building is structurally sound and safe for its intended use ant to recommend a
program for fully assessing and repairing distressed and damaged portions of the building. When
determining testing locations, the inspector must give preference to locations that are the least
disruptive and most easily repairable while still being representative of the structure. An
inspector who completes a phase two milestone inspection shall prepare and submit an
inspection report pursuant to subsection (8).
“Dangerous” (as per 2022 Florida Building Code, Building, 7th Edition) means any building,
structure or portion thereof that meets any of the conditions described below shall be deemed
dangerous:
1.The building or structure has collapsed, has partially collapsed, has moved off its
foundation or lacks the necessary support of the ground.
2.There exists a significant risk of collapse, detachment or dislodgment of any portion,
member, appurtenance or ornamentation of the building or structure under service loads.

“Unsafe” (as per 2022 Florida Building Code, Existing Building, 7th Edition) means: Buildings,
structures or equipment that are unsanitary, or that are deficient due to inadequate means of
egress facilities, inadequate light and ventilation, or that constitute a fire hazard, or in which the
structure or individual members meet the definition of “Dangerous,” or that are otherwise
dangerous to human life or the public welfare, or that involve illegal or improper occupancy or
inadequate maintenance shall be deemed unsafe. A vacant structure that is not secured against
entry shall be deemed unsafe.

Driftwood Sands Condominium

Milestone Inspection Report

General Building and Observation Information
G-5


4.0 MILESTONE INSPECTION LIMITATIONS
This report represents the condition at the time of inspection. Nothing in this report should be
construed directly or indirectly as a guarantee for any portion of the structure. To the best of my
knowledge and ability this report represents an accurate appraisal of the present condition based
upon careful evaluation of observed conditions, to the extent reasonably possible.
The Milestone Inspection and Milestone Report was created as Elevated Engineering
understands the requirements of SB 4-D at the time of this report. It is possible that changes and
clarifications from governing bodies on both a local and state level may occur. As such, Elevated
Engineering reserves the right to issue clarification and addendums to this report as required.

END OF SECTION















BUILDING EXTERIOR ENVELOPE
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-1

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Inspection: Phase 1

Method of Observation: A visual observation of the exterior elevations of the structure was
performed on all sides from the ground without the use of any special access equipment.


Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine
(9) condominium units per floor for a total of forty-five (45) condominium units within the
building structure. The structure appears to be constructed of cast in place reinforced
concrete floor slabs, reinforced concrete columns and beams (few), and concrete masonry unit
(CMU) exterior/divider walls. According to the plans, the structure is a pile supported structure
with the garage first floor slab being slab on grade.


2.0 BUILDING EXTERIOR ENVELOPE SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration within
the scope of the Milestone Inspection was observed during the building exterior observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial Structural
Deterioration within the scope of the Milestone Inspection was observed during the building
exterior observations.


3.0 BUILDING EXTERIOR UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND
RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within the
scope of the milestone inspection were observed during the building exterior observations.
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Building Exterior Envelope
E-2


Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous Conditions
within the scope of the milestone inspection were observed during the building exterior
observations.


4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

General Observations:

• The exterior building elevations are shown in Figures E-1 through E-12.
• The windows appear to be a mix of various different types and ages with many being
newer but some are likely original to the building. Elevated Engineering cannot
comment on the effectiveness of the windows as there are so many different types of
windows. The age and current effectiveness of individual windows is outside of the
intent of the Milestone Inspection as Elevated Engineering understands it and therefore
no comments on individual windows are made within this report.
• All units have a balcony.
• No significant exterior building wall cracks were observed.
• No significant exterior building wall stucco delamination was observed.
• No significant exterior building concrete spalls were observed.
• The roof is constructed of cast in place reinforced Concrete.
• The roof covering is a TPO type of roof which was reportedly replaced in or around
2022. (Figures E-13, E-14, and E-15).


Less than Substantial Structural Deterioration Damage Recommendations

General Recommendations:

• Regularly maintain the exterior paint coating.
• Regularly maintain the roof.



Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-3


Figure E-1
Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-4


Figure E-2
Driftwood Sands Condominium

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Building Exterior Envelope
E-5


Figure E-3
Driftwood Sands Condominium

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Building Exterior Envelope
E-6


Figure E-4
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Building Exterior Envelope
E-7


Figure E-5
Driftwood Sands Condominium

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Building Exterior Envelope
E-8


Figure E-6
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Building Exterior Envelope
E-9


Figure E-7

Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-10


Figure E-8
Driftwood Sands Condominium

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Building Exterior Envelope
E-11


Figure E-9
Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-12


Figure E-10

Driftwood Sands Condominium

Milestone Inspection Report

Building Exterior Envelope
E-13


Figure E-11



END OF SECTION













EXTERIOR WALKWAY
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-1

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Inspection: Phase 1

Method of Observation: A visual observation of all five exterior walkways was performed.


Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine
(9) condominium units per floor for a total of forty-five (45) condominium units within the
building structure. The structure appears to be constructed of cast in place reinforced
concrete floor slabs, reinforced concrete columns and beams (few), and concrete masonry unit
(CMU) exterior/divider walls. According to the plans, the structure is a pile supported structure
with the garage first floor slab being slab on grade.

2.0 BUILDING EXTERIOR WALKWAY SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration within
the scope of the Milestone Inspection was observed during the building exterior walkway
observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial Structural
Deterioration within the scope of the Milestone Inspection was observed during the building
exterior walkway observations.


3.0 BUILDING EXTERIOR WALKWAY UNSAFE OR DANGEROUS CONDITION OBSERVATIONS
AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within the
scope of the milestone inspection were observed during the building exterior walkway
observations.
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-2


Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the building
exterior walkway observations.


4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

General Observations:

• The exterior walkways appear to be constructed of cast in place reinforced concrete.
Figures W-1 through W-3.
• The exterior walkways are covered with a reported Tremco waterproof membrane and
finished with a stain (Refer to Figure W-4).
• The walkway is protected with a mixture of CMU knee-walls (Figure W-5) and aluminum
railing.
• The exterior walkway guardrails appear to be a mechanically attached aluminum system
which is bracket mounted to the knee walls/columns (Figure B-6). The guardrails appear
to be designed to be 42-inches high (Figure B-7) and resist a 4-inch sphere (Figure B-8).
• No significant balcony slab cracks were observed.
• No significant concrete spalls were observed.
• No significant delaminated stucco was observed.



Less than Substantial Structural Deterioration Damage Recommendations

General Recommendations:
• Regular maintenance of the exterior walkway waterproofing membrane systems is
recommended. Maintenance of floor finishes are dependent on floor coating product
manufacturer’s specifications/recommendations.
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-3


Figure W-1
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-4


Figure W-2
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Exterior Walkway
W-5


Figure W-3
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-6


Figure W-4
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-7


Figure W-5
Driftwood Sands Condominium

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Exterior Walkway
W-8


Figure W-6
Driftwood Sands Condominium

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Exterior Walkway
W-9


Figure W-7

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Walkway
W-10


Figure W-8


END OF SECTION














ENCLOSED STAIRWAY
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominium

Milestone Inspection Report

Enclosed Stairway
S-1

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Inspection: Phase 1

Method of Observation: A visual observation of all two enclosed stairways was performed.


Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine
(9) condominium units per floor for a total of forty-five (45) condominium units within the
building structure. The structure appears to be constructed of cast in place reinforced
concrete floor slabs, reinforced concrete columns and beams (few), and concrete masonry unit
(CMU) exterior/divider walls. According to the plans, the structure is a pile supported structure
with the garage first floor slab being slab on grade.

2.0 BUILDING EXTERIOR WALKWAY SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration within
the scope of the Milestone Inspection was observed during the building exterior stairway
observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial Structural
Deterioration within the scope of the Milestone Inspection was observed during the building
exterior stairway observations.


3.0 BUILDING EXTERIOR STAIRWAY UNSAFE OR DANGEROUS CONDITION OBSERVATIONS
AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within the
scope of the milestone inspection were observed during the building exterior stairway
observations.
Driftwood Sands Condominium

Milestone Inspection Report

Enclosed Stairway
S-2



Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the building
exterior stairway observations.

4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

General Observations:

• The two stairways are fully enclosed stairways. The west stairway does not have any
windows. The east stairway has storefront type of windows on the east wall.
• Both stairs are constructed of steel beams and a concrete topped metal pan at the
landings. The risers are constructed of metal pan with a concrete wearing surface.
(Figures S-1 through S-7)
• Steel guardrails are present on the stairways. The guardrail is a welded system which
appears to be designed to be approximately 33 inches high (Figure S-8). The existing
guardrail appears to be designed to resist a 6 -inch sphere (Figure S-9).
• No significant stairway corrosion was observed.

Less than Substantial Structural Deterioration Damage Recommendations

General Recommendations:
• Regularly maintain the stairway paint coating.
Driftwood Sands Condominium

Milestone Inspection Report

Enclosed Stairway
S-3


Figure S-1
Driftwood Sands Condominium

Milestone Inspection Report

Enclosed Stairway
S-4


Figure S-2
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Enclosed Stairway
S-5


Figure S-3
Driftwood Sands Condominium

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Enclosed Stairway
S-6


Figure S-4
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Enclosed Stairway
S-7


Figure S-5
Driftwood Sands Condominium

Milestone Inspection Report

Enclosed Stairway
S-8


Figure S-6
Driftwood Sands Condominium

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Enclosed Stairway
S-9


Figure S-7
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Milestone Inspection Report

Enclosed Stairway
S-10


Figure S-8

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Milestone Inspection Report

Enclosed Stairway
S-11


Figure S-9



END OF SECTION














INTERIORS OF INDIVIDUAL UNITS AND COMMON AREAS
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominium

Milestone Inspection Report

Individual Units/Common Areas
U-1

INTERIORS OF INDIVIDUAL UNITS AND COMMON AREAS OBSERVATIONS
AND RECOMMENDATIONS

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Inspection: Phase 1

Method of Observation: A visual observation of fifteen (15) of forty-five (45) individual unit
interiors was performed. Unit interiors included 104, 108, 205, 208, 209, 301, 303, 304, 307, 403,
408, 501, 503, 506 and 509. Common areas included lobbies, storage rooms, trash rooms,
electrical rooms and elevator rooms.


Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine (9)
condominium units per floor for a total of forty-five (45) condominium units within the building
structure. The structure appears to be constructed of cast in place reinforced concrete floor
slabs, reinforced concrete columns and beams (few), and concrete masonry unit (CMU)
exterior/divider walls. According to the plans, the structure is a pile supported structure with the
garage first floor slab being slab on grade.


2.0 SUBSTANTIAL STRUCTURAL DETERIORATION OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the interior of individual units and common area observations.

Substantial Structural Deterioration Recommendations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the interior of individual units and common area observations.

3.0 UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the interior of individual units and common area observations.

Driftwood Sands Condominium

Milestone Inspection Report

Individual Units/Common Areas
U-2




Unsafe or Dangerous Condition Recommendations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the interior of individual units and common area observations.

4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

• The individual unit interiors and common areas appear to be constructed of cast in place
reinforced concrete floors and concrete masonry unit (CMU) exterior/divider walls.
• Typical individual unit interiors areas shown in Figures U-1 through Figure U-6.
•
Interior wall surfaces appear to be covered with drywall and interior finishes.
• Generally, unit ceilings consist of a texture applied to the underside of the cast in place
reinforced concrete floor but some areas did have drop ceilings.
•
Interior floor surfaces are finished with a variety of floor finishes (carpet, tile, vinyl, etc.).
• The lobbies, storage rooms, electrical rooms, elevator rooms and garbage rooms are
shown in Figures U-7 through U-14.
• No signs of distress were observed.

Less than Substantial Structural Deterioration Damage Recommendations

• No recommendations are required for this item at this time.


Driftwood Sands Condominium

Milestone Inspection Report

Individual Units/Common Areas
U-3


Figure U-1


Driftwood Sands Condominium

Milestone Inspection Report

Individual Units/Common Areas
U-4


Figure U-2

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Individual Units/Common Areas
U-5


Figure U-3

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Individual Units/Common Areas
U-6


Figure U-4


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Individual Units/Common Areas
U-7


Figure U-5

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Individual Units/Common Areas
U-8


Figure U-6

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Individual Units/Common Areas
U-9


Figure U-7

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Individual Units/Common Areas
U-10


Figure U-8
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Individual Units/Common Areas
U-11


Figure U-9
Driftwood Sands Condominium

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Individual Units/Common Areas
U-12


Figure U-10
Driftwood Sands Condominium

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Individual Units/Common Areas
U-13


Figure U-11
Driftwood Sands Condominium

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Individual Units/Common Areas
U-14


Figure U-12
Driftwood Sands Condominium

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Individual Units/Common Areas
U-15


Figure U-13
Driftwood Sands Condominium

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Individual Units/Common Areas
U-16


Figure U-14



END OF SECTION













EXTERIOR BALCONIES
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-1

EXTERIOR BALCONIES OBSERVATIONS AND RECOMMENDATIONS

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Inspection: Phase 1

Method of Observation: A visual observation of fifteen (15) of forty-five (45) individual unit
balconies was performed. Unit balconies included 104, 108, 205, 208, 209, 301, 303, 304, 307,
403, 408, 501, 503, 506 and 509.

Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine (9)
condominium units per floor for a total of forty-five (45) condominium units within the building
structure. The structure appears to be constructed of cast in place reinforced concrete floor
slabs, reinforced concrete columns and beams (few), and concrete masonry unit (CMU)
exterior/divider walls. According to the plans, the structure is a pile supported structure with the
garage first floor slab being slab on grade.

2.0 SUBSTANTIAL STRUCTURAL DETERIORATION OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the building exterior balcony observations.

Substantial Structural Deterioration Recommendations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the building exterior balcony observations.

3.0 UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the balcony observations.




Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-2

Unsafe or Dangerous Condition Recommendations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the balcony observations.


4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

• The exterior elevated balconies appear to be constructed of cast in place reinforced
concrete (Refer to Figures B-1 through B-6).
• The balconies are covered with a reported Tremco waterproof membrane and finished
with a stain (Refer to Figure B-7).
• The exterior elevated balcony guardrails appear to be a mechanically attached aluminum
system which is core mounted to the slab (Figure B-8). The guardrails appear to be
designed to be 42-inches high (Figure B-9) and resist a 4-inch sphere (Figure B-10).
• No significant balcony slab cracks were observed.
• No significant concrete spalls were observed.
• No significant delaminated stucco was observed.

Less than Substantial Structural Deterioration Damage Recommendations

• Regular maintenance of the exterior elevated balconies waterproofing membrane
systems is recommended. Maintenance of floor finishes are dependent on floor coating
product manufacturer’s specifications/recommendations.



Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-3


Figure B- 1

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-4


Figure B- 2

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-5


Figure B- 3

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-6


Figure B- 4


Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-7


Figure B- 5

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-8


Figure B- 6

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-9


Figure B- 7

Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-10


Figure B- 8
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-11


Figure B- 9
Driftwood Sands Condominium

Milestone Inspection Report

Exterior Balconies
B-12


Figure B- 10
END OF SECTION













PARKING GARAGE
OBSERVATIONS AND RECOMMENDATIONS


Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-1

PARKING GARAGE OBSERVATIONS AND RECOMMENDATIONS

1.0 OBSERVATION AND BUILDING INFORMATION
Type of Milestone Inspection: Phase 1

Method of Observation: A visual observation of the 1st floor parking garage of the structure was
performed from the ground without the use of any special access equipment.

Construction Type: Driftwood Sands Condominium is composed of a six (6) story structure with
five (5) elevated living floors above first floor parking. All five elevated living floors have nine (9)
condominium units per floor for a total of forty-five (45) condominium units within the building
structure. The structure appears to be constructed of cast in place reinforced concrete floor
slabs, reinforced concrete columns and beams (few), and concrete masonry unit (CMU)
exterior/divider walls. According to the plans, the structure is a pile supported structure with the
garage first floor slab being slab on grade.

2.0 SUBSTANTIAL STRUCTURAL DETERIORATION OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the parking garage observations.

Substantial Structural Deterioration Recommendations

• No Substantial Structural Deterioration within the scope of the Milestone Inspection was
observed during the parking garage observations.


3.0 UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the parking garage observations.





Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-2

Unsafe or Dangerous Condition Recommendations

• No Unsafe or Dangerous Conditions within the scope of the milestone inspection were
observed during the parking garage observations.


4.0 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS AND
RECOMMENDATIONS

Less than Substantial Structural Deterioration Damage Observations

• The 1st floor parking garage is shown in Figures P-1 through P-6.
• The 1st floor parking garage appears to be constructed of reinforced concrete columns
with a wire reinforced slab on grade.
• There are wood constructed individual unit owner storage sheds in the parking garage.
• No significant ceiling, wall or column cracks were observed.
• No significant wall or column stucco delamination was observed.
• No significant ceiling, wall or column concrete spalls were observed.

Less than Substantial Structural Deterioration Damage Recommendations

• No recommendations are required for this item at this time.



Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-3


Figure P- 1

Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-4


Figure P- 2

Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-5


Figure P- 3

Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-6


Figure P- 4

Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-7


Figure P- 5

Driftwood Sands Condominiums

Milestone Inspection Report

Parking Garage
P-8



Figure P- 6
END OF SECTION














SUMMARY


Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-1

1.0 BUILDING INFORMATION

Building Owner Name:
DRIFTWOOD SANDS CONDOMINIUM ASSOCIATION, INC.
Building Street Address:
2618 GULF BOULEVARD




INDIAN ROCKS BEACH, FL 33785
Building Height:

SIX STORIES
Year Built*:


1982
*As per Pinellas County Property Appraisers Website




Building Location






Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-2

Building Description
Elevated Engineering was provided an original set of plans and as such, information provided
within this report is a combination of plan information (please note the plans were not as-builts
so some information could be incorrect if deviations from the plans occurred during
construction), onsite observations of the structure and knowledge of similar construction. The
Association did not have any engineering reports or other documents related to the structure
for review.

Driftwood Sands Condominium is composed of a six (6) story structure with five (5) elevated
living floors above first floor parking. All five elevated living floors have nine (9) condominium
units per floor for a total of forty-five (45) condominium units within the building structure.
The structure appears to be constructed of cast in place reinforced concrete floor slabs,
reinforced concrete columns and beams (few), and concrete masonry unit (CMU)
exterior/divider walls. According to the plans, the structure is a pile supported structure with
the garage first floor slab being slab on grade.

2.0 MILESTONE INSPECTION DETAILS

Milestone Inspector Details
Company Performing Milestone Inspection:
ELEVATED ENGINEERING SERVICES, LLC
Address:





3306 WEST KNIGHTS AVENUE







Tampa, FL 33611
Florida Certificate of Authorization #:

CA 31855
Phone:





727-265-2070
Email:





INFO@ELEVATEDENG.COM
Website:





ELEVATEDENG.COM

Engineer(‘s) Performing Milestone Inspection:
Brian H. Keiter, PE, SI







FL PE # 57239, SI # 7014671









Florida Stature Utilized
SB 4-D Building Safety Bill, which became effective on May 26,
2022 creating s. 553.899
Type of Inspection:

Phase 1 Milestone Inspection
Date(s) of Inspection:
March 20, 2024
Date of Report:

March 27, 2024
Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-3



Items Inspected

Building Exterior A visual observation of the exterior elevations of the structure was performed
on all sides from the ground without the use of any special access equipment.

Exterior Walkways A visual observation of five (5) of five (5) exterior walkways was performed.


Enclosed Stairways A visual observation of two (2) of two (2) enclosed stairways.

Individual Units A visual observation of the interiors of fifteen (15) of forty-five (45) individual
unit interiors was performed.

Exterior Balconies A visual observation of fifteen (15) of forty-five (45) exterior balconies was
performed.

Building Garage A visual observation of the under-building garage was performed.
Items Excluded: Mechanical Systems, Electrical Systems, Fire Systems, Elevators, Seawall, Pool,
Carports and general property or structures not related to the building itself.

3.0 MATERIAL FINDINGS BY ITEM OBSERVED
Building Exterior
3.1 BUILDING EXTERIOR ENVELOPE SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the building exterior
observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the building exterior observations.

Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-4

3.2 BUILDING EXTERIOR UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND
RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the building exterior
observations.

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
building exterior observations.


3.3 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.


Building Walkway
3.4 BUILDING EXTERIOR WALKWAY SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the building exterior
walkway observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the building exterior walkway observations.


Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-5

3.5 BUILDING EXTERIOR WALKWAY UNSAFE OR DANGEROUS CONDITION
OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the building exterior
walkway observations.

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
building exterior walkway observations.


3.6 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.

Building Stairway
3.7 BUILDING ENCLOSED STAIRWAY SUBSTANTIAL STRUCTURAL DETERIORATION
OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the building enclosed
stairway observations.

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the building enclosed stairway observations.


Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-6

3.8 BUILDING ENCLOSED STAIRWAY UNSAFE OR DANGEROUS CONDITION
OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the building enclosed
stairway observations.

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
building enclosed stairway observations.


3.9 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.




Building Unit and Common Area Interiors
3.10 BUILDING UNIT AND COMMON AREA INTERIOR SUBSTANTIAL STRUCTURAL
DETERIORATION OBSERVATIONS AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the building unit
observations (please note that not all units were observed).

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the building unit observations (please note that not all units were observed).

Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-7

3.11 BUILDING UNIT AND COMMON AREA INTERIOR UNSAFE OR DANGEROUS
CONDITION OBSERVATIONS AND RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the building unit
observations (please note that not all units were observed).

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
building unit observations (please note that not all units were observed).


3.12 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.

Balconies
3.13 BALCONY SUBSTANTIAL STRUCTURAL DETERIORATION OBSERVATIONS AND
RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the balcony
observations (please note that not all units were observed).

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the balcony observations (please note that not all units were observed).



Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-8

3.14 BALCONY UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND
RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the balcony observations
(please note that not all units were observed).

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
balcony observations (please note that not all units were observed).


3.15 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.

Parking Garage
3.16 PARKING GARAGE SUBSTANTIAL STRUCTURAL DETERIORATION OBSERVATIONS
AND RECOMMENDATIONS
Substantial Structural Deterioration Observations

Substantial Structural Deterioration Observed: No Substantial Structural Deterioration
within the scope of the Milestone Inspection was observed during the parking garage
observations (please note that not all units were observed).

Substantial Structural Deterioration Recommendations

Recommended Repairs for Substantial Structural Deterioration: No Substantial
Structural Deterioration within the scope of the Milestone Inspection was observed
during the parking garage observations (please note that not all units were observed).


Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-9


3.17 PARKING GARAGE UNSAFE OR DANGEROUS CONDITION OBSERVATIONS AND
RECOMMENDATIONS
Unsafe or Dangerous Condition Observations

Unsafe or Dangerous Conditions Observed: No Unsafe or Dangerous Conditions within
the scope of the milestone inspection were observed during the parking garage
observations (please note that not all units were observed).

Unsafe or Dangerous Condition Recommendations

Recommended Repairs for Unsafe or Dangerous Conditions No Unsafe or Dangerous
Conditions within the scope of the milestone inspection were observed during the
parking garage observations (please note that not all units were observed).


3.18 LESS THAN SUBSTANTIAL STRUCTURAL DETERIORATION DAMAGE OBSERVATIONS
AND RECOMMENDATIONS

For less than substantial structural deterioration damage observations and
recommendations see individual sections of this report as it is not a summary item.



4.0 PHASE TWO INSPECTION RECOMENDATIONS

Elevated Engineering did not observe any items that are deemed to require a Phase 2 level
inspection.




Driftwood Sands Condominium

Milestone Inspection Report

Summary
SUM-10



5.0 SEAL AND SIGNATURE OF LICENSED ENGINEER PERFORMING INSPECTION


Elevated Engineering Services, LLC
3306 West Knights Avenue
Tampa, Florida 33611
727-265-2070
Info@elevatedeng.com
CA # 31855





____________________________________
Brian H. Keiter, PE, SI, FRSE
FL PE #57239, FL SI #7014671

This item has been electronically signed and sealed by Brian H Keiter, PE using a Digital Signature on the date included within
the digital signature stamp. Printed copies of this document are not considered signed and sealed and the signature must be
verified on any electronic copies.

END OF SECTION