Florida Condo Milestone Inspections and SIRS: What Buyers and Sellers Must Check

If you are buying or selling a condo in a Florida building with three or more habitable stories, two reports now shape the price, the monthly fee and whether a lender will finance the unit: the milestone inspection (a structural check at 30 years, then every 10 years) and the Structural Integrity Reserve Study (SIRS). The SIRS deadline for most existing associations was December 31, 2025, so by now you should be able to ask for a copy before you sign anything.

The milestone inspection: what it is and when it is due

Florida's milestone inspection law (section 553.899, Florida Statutes) was passed after the 2021 Champlain Towers South collapse in Surfside. It covers condo and co-op buildings with three or more habitable stories. The inspection is due by December 31 of the year the building turns 30, and then every 10 years. Local building officials may require it at 25 years where conditions such as salt water exposure justify it.

The inspection has two phases:

• Phase 1: a visual review of the structure by a Florida-licensed architect or engineer.
• Phase 2: required only if Phase 1 finds substantial structural deterioration. It includes testing and a repair plan, and a progress report is due within 180 days of the Phase 1 report.

The association must give owners a summary of the report within 45 days of receiving it, and sellers must hand that summary to buyers.

Miami-Dade has its own recertification program on top of the state law. Most buildings other than single-family homes and duplexes must be recertified at 30 years and every 10 years after that. Condo and co-op buildings of three or more stories within three miles of the coast and built in 1998 or later are due at 25 years. Owners have 90 days from the county's notice to file the report. Each of the 35 cities handles its own buildings, and the county handles unincorporated areas. In Broward, check with the city building department where the building sits.

The SIRS: the reserve study that drives your monthly fee

The SIRS (section 718.112(2)(g)) is a study of the big-ticket items an association must save for. It must be done at least every 10 years for each building with three or more habitable stories, and it must be prepared or verified by a licensed engineer or architect, or by a certified reserve specialist. It covers:

• Roof, load-bearing walls and the primary structure
• Fireproofing and fire protection systems
• Plumbing and electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors
• Any other item over $25,000 whose failure would affect the items above

Associations that existed on or before July 1, 2022 had until December 31, 2025 to finish their first SIRS. A building whose milestone inspection is due by the end of 2026 may do both together, but the SIRS must be finished by December 31, 2026. Within 45 days of receiving the study, the association must report it to the state's condo division (part of the Florida DBPR) and give owners a copy or tell them it is available.

The key change for owners: for budgets adopted on or after December 31, 2024, owners can no longer vote to waive or reduce reserves for SIRS items. That is why many Miami buildings raised their monthly maintenance or voted special assessments in 2025 and 2026.

What HB 913 (2025) changed

Lawmakers adjusted the rules in 2025 with HB 913, signed June 23, 2025. Most of it took effect July 1, 2025.

Separately, associations with 25 or more units must post key records, including the SIRS, the milestone report and the last 12 months of approved board minutes, on a website or app since January 1, 2026. As of November 2026, we were not aware of another major rewrite of these rules from the 2026 legislative session, but ask your attorney to confirm before closing.

Special assessments, fees and financing

Fully funded reserves mean higher monthly fees. Repairs found in a milestone inspection usually mean a special assessment, which can be large in older buildings. Financing matters too: Fannie Mae, Freddie Mac and FHA lenders review the building, not just the buyer. A building with critical repairs, weak reserves or unresolved safety items may not qualify for a regular loan. That leaves cash buyers or portfolio lenders, and it lowers the price.

Buyer checklist: what to request before you are committed

1. The milestone inspection summary (or written confirmation it is not yet due), plus the Phase 2 status if there is one.
2. The latest SIRS, or a statement that the association has not completed one.
3. The current budget and annual financial statement. Compare the reserve line with the SIRS funding schedule.
4. The last 12 months of board minutes, which often show assessments that have not been voted on yet.
5. An estoppel certificate showing what is owed and any approved special assessments.
6. Recertification status and open violations from the city or county building department.
7. The master insurance policy and deductible, plus a quote for your own HO-6 policy.
8. Early answers from your lender on whether the building is approved.

On a resale, you have 7 days (not counting weekends and holidays) after receiving the association documents to cancel. Use that time.

Seller checklist: get ahead of the questions

• Request the full document package from management before you list: declaration, bylaws, rules, budget, financial statement, FAQ sheet, SIRS, milestone summary and any turnover report done on or after July 1, 2023.
• Know every current and planned assessment. In the contract's Condominium Rider, write down who pays each one.
• Disclose what you know. If you skip the required documents, the buyer can void the contract before closing.
• Price for the building's real situation, including which loans buyers can get.

How we can help

We work condo deals across Miami-Dade and Broward, from Brickell high-rises to garden buildings in Kendall and Hialeah. We request association documents on day one, go through the SIRS and milestone summary with you, and check recertification status before your review period ends. Read our Miami condo guide and home insurance guide. You can also check your unit's value or contact us for a free consult.

Frequently asked questions