Florida Condo Milestone Inspections and SIRS: What Unit Owners Should Know

Since 2022, Florida law asks many condo associations for two things: a milestone inspection of the building’s structure (s. 553.899) and a structural integrity reserve study, or SIRS (s. 718.112(2)(g)). Either one can lead to repair projects and higher reserve contributions. Here is what each one is, what you should receive as an owner, and where your own policy fits in.

Which buildings are covered

• Both rules apply to residential condominium buildings that are three habitable stories or more. They do not apply to one- to four-family dwellings with three or fewer habitable stories.
• Milestone inspection: due by December 31 of the year the building turns 30, counted from its certificate of occupancy, and every 10 years after that. The local building department may move the first one to 25 years because of local conditions such as proximity to salt water.
• SIRS: required at least every 10 years for each building that qualifies.

The milestone inspection, in two phases

In phase one, a Florida-licensed architect or engineer visually examines the building. If there are no signs of substantial structural deterioration, the inspection ends there. If there are, a phase two follows, which may include testing. The county or city must require repairs found in phase two to begin within 365 days after it receives the report.

What you receive: the association must tell owners within 14 days after the local agency notifies it that an inspection is required. Within 45 days after receiving a report, it must send every owner the inspector’s summary, post it on the property and publish the full report on its website if it is required to have one.

The SIRS is a budget tool

A SIRS is a visual inspection of the roof, the structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors, plus other costly items that affect them. It estimates each item’s remaining useful life and replacement cost and recommends a reserve funding plan. An engineer, an architect or a certified reserve specialist must perform or verify it.

This is the part that reaches your monthly statement. For budgets adopted on or after December 31, 2024, owners in an association that must have a SIRS generally can no longer vote to waive or reduce reserves for those items. Reserves may be funded through regular assessments, special assessments, lines of credit or loans.

• Associations that existed on or before July 1, 2022 had to complete their first SIRS by December 31, 2025. One with a milestone inspection due by the end of 2026 may do both together, but no SIRS may be completed after December 31, 2026 (DBPR FAQs).
• After a milestone inspection, an association may delay the SIRS for up to two budget years, and, for budgets adopted through 2028, owners may vote to pause or reduce reserve contributions for up to two budgets to pay for the milestone repairs.
• Within 45 days after receiving the SIRS, the association must give each owner a copy or a notice that it is available, and report its completion to the state (DBPR).

Buying or selling a unit

When an owner who is not the developer sells, the buyer is entitled, at the seller’s expense, to the milestone inspection summary (if one applies) and the most recent SIRS or a statement that none has been completed (s. 718.503(2)). Read both before you sign.

Where your HO-6 fits in

Florida requires a unit owner’s policy to include at least $2,000 of loss assessment coverage, with a deductible of no more than $250 (s. 627.714). The Department of Financial Services adds a key condition: the cause of the loss behind the assessment must be one your HO-6 covers (DFS toolkit). An assessment to build reserves or fix aging concrete is not the same as an assessment after a covered windstorm, so do not assume your policy will pay it. Coverage always depends on the policy wording.

If the board levies an assessment after a covered loss, the notice deadline is the later of one year after the loss or 90 days after the vote, and no later than three years after the loss (s. 627.70132(4)). For the rest of the claim process, see our hurricane claim timeline.