Florida condo and co-op buildings three or more habitable stories tall must complete a milestone structural inspection — mandated by F.S. 553.899, created by SB-4D after Surfside — at 30 years of age (or 25 years by local determination), then every 10 years. A Structural Integrity Reserve Study (SIRS) is separately required under F.S. 718.112(2)(g). HB-913, effective July 1, 2025, is the current controlling law.
For Florida condo/HOA boards and property managers. Educational only — confirm every deadline, obligation, and dollar figure with your licensed engineer and association counsel before acting.
What is the milestone inspection, and where did SB-4D come from?
The milestone inspection is a structural safety inspection mandated by F.S. 553.899 for condominium (Ch. 718) and cooperative (Ch. 719) buildings three or more stories in height. The statute was created by SB-4D in the May 2022 special session (Chapter 2022-269, signed May 26, 2022) in the wake of the Surfside collapse. It is a two-phase process: every qualifying building undergoes a Phase 1 visual inspection; a Phase 2 further investigation is required only when Phase 1 reveals substantial structural deterioration (M2E milestone guide). The inspection must be performed by a licensed Florida architect or engineer and signed and sealed by that professional (DBPR).
When is my building’s milestone inspection due?
Current DBPR guidance: 30 years statewide, or 25 years by local determination, repeating every 10 years (DBPR, SB-154). Whether a specific municipality in Miami-Dade, Broward, or Palm Beach has adopted the 25-year trigger by local ordinance should be confirmed with your Authority Having Jurisdiction (AHJ).
What did HB-913 change for 2025?
HB-913 passed the Florida Legislature with unanimous bipartisan support (Senate 37–0 / House 112–0) and took effect July 1, 2025. Key changes:
- Clarified the threshold to “three habitable stories” (Castle Group).
- Raised the SIRS “other items” cost threshold from $10,000 to $25,000, inflation-adjusted from Feb 1, 2026 (FL Engineering).
- Directs county commissioners to require repairs to commence within 365 days after a Phase 2 report (HB-913 summary).
- Requires each director to sign an affidavit confirming they reviewed the completed SIRS, and requires inspectors/contractors to disclose in writing any intent to bid on resulting repair work (HB-913 summary).
What is SIRS, and how does it relate to the milestone inspection?
The Structural Integrity Reserve Study is mandated by F.S. 718.112(2)(g) for condo/co-op buildings three or more habitable stories, completed at least every 10 years. Current law (per F.S. 718.112(2)(g) as amended through HB 913) requires the SIRS to study eight statutory component categories: roof; load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item exceeding $25,000 whose failure would affect the above (per current F.S. 718.112(2)(g)). For budgets adopted on or after December 31, 2024, funding of SIRS-required components is unwaivable (Falk Law).
Board obligations and penalties
The association arranges the inspection, ensures compliance, and pays all costs (F.S. 553.899). Within 45 days it must distribute the inspector’s summary to owners and post it (DBPR). Consequences of missing deadlines include insurance non-renewal, occupancy restrictions, and board-member legal exposure (Building Mavens). Specific fine amounts and enforcement procedures are determined by local enforcement agencies — confirm with your AHJ and counsel.
| Item | Figure / deadline |
|---|---|
| Milestone trigger age | 30 yr statewide; 25 yr local; repeat every 10 yr |
| Repairs commence after Phase 2 (HB-913) | Within 365 days |
| SIRS initial completion | Dec 31, 2025 (or Dec 31, 2026 if milestone due by then) |
| SIRS “other items” threshold (HB-913) | $10,000 → $25,000 (inflation-adjusted) |
| Owner notice of report | 45 days |
| Phase 1 milestone (market range, by size) | ~$8,000–$25,000 small; $20,000–$60,000 mid; $50,000–$150,000+ large |
| SIRS study (market range, mid-size) | ~$5,500–$16,500+ |
Cost ranges are published third-party market figures (FL Engineering, FPAT, Mosaic HOA). Confirm any specific estimate with your licensed engineer.
Frequently asked questions
Does the milestone inspection trigger at 25 or 30 years? The statewide trigger is 30 years, but a local enforcement agency may require 25 based on local circumstances; it repeats every 10 years.
Can owners vote to waive SIRS reserve funding? Generally no — for budgets on/after Dec 31, 2024, SIRS structural-component funding is unwaivable, though HB-913 added limited alternative funding options.
When must repairs start after a Phase 2 report? Within 365 days, per HB-913.
Request a Milestone & SIRS Readiness Assessment
Academia Development is a single licensed entity that scopes, prices, permits, and self-performs recert and structural restoration — no expeditor hand-off, no scope gap. Florida Certified General Contractor CGC1528882 (verifiable at MyFloridaLicense.com). Contact us to schedule. Educational only; confirm all statutory obligations with your engineer and counsel.
Common questions
Does my condo building need a milestone inspection?
The requirement applies to Florida condominium and cooperative buildings three or more habitable stories tall. The statewide trigger is 30 years of age, or 25 years where a local enforcement agency has adopted that trigger, then every 10 years after. Whether your city or county uses the 25-year trigger should be confirmed with your Authority Having Jurisdiction.
Who pays for the milestone inspection, and what happens if the board misses the deadline?
The association arranges the inspection, ensures compliance, and pays all costs. Within 45 days it must distribute the inspector's summary to owners and post it. Missing deadlines can lead to insurance non-renewal, occupancy restrictions, and board-member legal exposure. Specific fine amounts and enforcement procedures are set by local enforcement agencies, so confirm those with your AHJ and association counsel.
