The milestone inspection is the diagnosis. The SIRS is the prescription. We execute the treatment.
SB-4D milestone inspections — due by year 30, or year 25 where the local enforcement agency requires it — paired with Structural Integrity Reserve Studies, are reshaping Florida condominium economics. We translate the findings into executable capital programs.
Request SIRS Implementation ReviewFrom the SIRS reality check.
Reserve studies done before 2022 underestimated waterproofing, roofing, and structural reserves by 30 to 60 percent. Capital plans need to be rebuilt against current South Florida pricing, code, and carrier expectations.
Reserve Versus Reality
Your reserve study is a snapshot. Your building is a moving target.
The rules are not negotiable anymore.
Florida law now requires milestone inspections for buildings three stories or taller, on a defined timeline, with a Phase I visual inspection and a Phase II destructive testing requirement if substantial structural deterioration is identified.
SIRS is required on a 10-year cycle and removes the association’s historical ability to waive reserves on structural components. The result: every Florida condo board is now operating under a structural and financial framework that did not exist five years ago. Our broader framework for translating these mandates into executable construction is documented in the Academia Method.
Inspections name the problem. We solve it.
Pre-inspection positioning
Walk the building before the engineer does. Identify obvious failures, document conditions, scope likely findings. Reduces surprises and budget shocks.
Phase II execution
When destructive testing is triggered, we coordinate the testing, interpret the structural engineer’s findings, and convert them into repair scope.
SIRS-driven capital plan
Translate the 10-year reserve component list into a phased, sequenced, financeable construction program tied to actual building condition.
“Earth, of all the solids, is the most immovable.”
After Plato · Timaeus — the structure beneath the reportThe 9 components Florida boards can no longer ignore.
- Roof
- Load-bearing walls and primary structural systems
- Floor systems
- Foundation
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
5 of the 9 SIRS components live inside our license stack.
Roof, plumbing, electrical, waterproofing, and exterior — five of the nine SIRS mandatory reserve components — are directly inside Academia’s in-house capabilities. Structural and fireproofing scopes we coordinate with engineers of record. No subcontractor fragmentation. No coordination gaps.
Milestone & SIRS work
Boards are being asked to make construction decisions they were never trained to make.
A volunteer board now has to interpret a structural engineer’s report, evaluate contractor bids, model special assessments against unit owner tolerance, sequence work around occupied units, and defend decisions against litigation exposure. Without an owner’s representative who speaks all three languages — engineering, construction, and association governance — boards default to lowest-bid contractor selection and end up with worse outcomes.
Board-level questions on milestone inspections and SIRS.
When is our milestone inspection due?
Buildings three stories or taller, by their 30th year — or 25th year where the local enforcement agency requires it. Re-inspections every 10 years thereafter. Specific deadlines depend on your CO date.
What’s the difference between Phase I and Phase II?
Phase I is visual inspection by a licensed engineer or architect. If they identify substantial structural deterioration, Phase II destructive testing is required to determine extent. Phase II is where most boards get their budget shock.
Can SIRS reserves still be waived?
No. SB-4D removed boards’ historical authority to waive reserves on the 9 structural components. Reserves on non-structural components can still be waived per association documents and statute.
How do we fund a multi-million-dollar structural repair program?
Combinations of reserves, special assessments, association loans, and phased capital programs. We model funding scenarios alongside scope so the board can vote with full visibility.
What happens if we don’t comply?
Building safety citations, possible condemnation in extreme cases, insurance carrier non-renewal, lender questionnaire flags affecting unit sales, and personal director liability exposure.
Deeper reading on this topic.
Florida SB-4D Milestone Inspection: When Phase II Is Triggered
The conditions that trigger Phase II, the cost shift it represents, and how boards should prepare.
Read field report →Recertification40-Year Recertification in Miami: Cost, Scope, and Timeline
Defensible budget ranges by building profile and the line items boards consistently underestimate.
Read field report →Get ahead of the inspection. Not behind it.
Whether you’re approaching year 25, preparing for SIRS, or already in Phase II — earlier engagement equals smaller assessments, cleaner sequencing, and protected insurance.
Schedule SIRS & Milestone Strategy SessionSend us the report. Get a path forward.
Share the engineer’s milestone findings or just your questions — we respond within one business day. No sales scripts.
Prefer to talk? Call (786) 761-9641.