Florida Condo Milestone Inspections and SIRS: Deadlines and Rules
Florida condos three stories or taller need a milestone inspection by year 30 and a structural integrity reserve study every 10 years, with no SIRS after 2026.
By Seayora Editorial Team · Published · Facts checked · 3 min read
Short answer: In Florida, every condominium or cooperative building three habitable stories or taller must have a milestone inspection by December 31 of the year it turns 30, or 25 if the local building official requires it, and every 10 years after that. Associations must give owners a summary within 45 days, and repairs found in a phase two inspection must begin within 365 days. Residential condominium associations must also have a structural integrity reserve study at least every 10 years for buildings three stories or taller, and may not waive or underfund reserves for the items it covers. No initial study may be completed after December 31, 2026.
Key takeaways
- Milestone inspection: by December 31 of the year the building turns 30 (or 25 locally), then every 10 years.
- Phase two is required only if phase one finds substantial structural deterioration; repairs must begin within 365 days of the report.
- Owners receive the inspector’s summary within 45 days, and it is posted and published online.
- SIRS: required every 10 years for buildings three stories or taller; reserves for SIRS items cannot be waived.
Which buildings need a milestone inspection?
Buildings that are three habitable stories or more and are wholly or partly condominium or cooperative property. Single-family through four-family dwellings with three or fewer habitable stories are excluded. The first milestone inspection is due by December 31 of the year in which the building reaches 30 years of age, measured from the certificate of occupancy, and every 10 years thereafter; a local enforcement agency may require it at 25 years based on local conditions such as proximity to salt water (Fla. Stat. § 553.899).
What happens in phase one and phase two?
In phase one, a licensed architect or engineer visually examines habitable and nonhabitable areas and gives a qualitative assessment of the building’s structural condition. If no substantial structural deterioration is found, phase two is not required. If it is, phase two follows, and may involve destructive or nondestructive testing. Local governments must require repairs to begin within 365 days after receiving the phase two report; if the owner does not show that repairs have been scheduled or begun, the building official must decide whether the building is unsafe for occupancy.
What must the association tell owners?
Within 45 days after receiving the report, the association must distribute a copy of the inspector-prepared summary to each unit owner, post it in a conspicuous place on the property and publish the full report and summary on the association’s website if it has one.
What is a structural integrity reserve study?
A residential condominium association must have a structural integrity reserve study (SIRS) at least every 10 years for each building on the condominium property that is three habitable stories or higher. It covers the roof, structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item whose failure would negatively affect those. Associations existing on or before July 1, 2022 and controlled by unit owners had to complete a study by December 31, 2025; the statute allows some associations with milestone inspections more time, but in no event may the study be completed after December 31, 2026 (Fla. Stat. § 718.112).
For association enforcement rules elsewhere, see HOA fines, notice and hearing rules.
Frequently asked questions
When is a Florida condo milestone inspection due?
By December 31 of the year the building turns 30, measured from its certificate of occupancy, or at 25 years if the local building official requires it, then every 10 years.
Does my condo need a SIRS?
Every residential condominium building three habitable stories or higher needs a structural integrity reserve study at least every 10 years.
Can owners vote to waive reserves for SIRS items?
No. An association required to have a SIRS may not provide no reserves or less than the required reserves for the items it covers.
Sources
- Fla. Stat. § 553.899, Mandatory structural inspections for condominium and cooperative buildings, The Florida Senate
- Fla. Stat. § 718.112, Bylaws (structural integrity reserve study), The Florida Senate
How Seayora helps
Community associations: Track reserve studies, inspections and owner notices for an association.
This article is general information, not legal advice. Landlord-tenant law varies by state and city and changes often, so check the current rule for your property and talk to an attorney before acting on a dispute.
How we write and check these guides: editorial standards.
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