An owner’s representative is the licensed, independent advocate who manages a construction or restoration project on behalf of the owner — a condo board, HOA, or investor — not the contractor. They translate an engineer’s findings into a board-legible plan, control scope, budget, schedule, permits, and closeout, and keep the owner’s interests first from the milestone inspection through final sign-off. Think single point of accountability.
For Florida condo/HOA boards, property managers, and building owners. Educational only — not legal, engineering, or insurance advice; confirm every statutory obligation and deadline with your licensed engineer and counsel.
What is an owner’s representative, exactly?
An owner’s rep sits on the owner’s side of the table. Where a general contractor is responsible for building the work, the owner’s rep is responsible for protecting the owner while the work is bought, priced, permitted, and delivered — one accountable party managing the engineer, contractor, permit path, schedule, and money so scope gaps don’t land on volunteer board members. For Academia Development, the owner’s-rep layer sits on top of licensed self-perform construction (Certified General Contractor, License CGC1528882) and the brokerage side (Broker License BK3384781).
Why do Florida condo boards need one right now?
- The milestone inspection program (F.S. 553.899) requires a structural inspection for condo/co-op buildings three habitable stories or more, first due by Dec 31 of the year the building turns 30, then every 10 years (25 by local determination). Phase 1 must be completed within 180 days of written notice.
- The SIRS and milestone framework were created by SB 4-D (May 2022) after Surfside. Current law — F.S. 718.112(2)(g) as amended through HB 913 (eff. July 1, 2025) — requires the SIRS to cover eight statutory component categories: roof; load-bearing walls and primary structural members (which incorporates floors and foundation within this category); fireproofing and fire protection; plumbing; electrical; waterproofing and exterior painting; windows and exterior doors; and any other item above the $25,000 statutory threshold (per current F.S. 718.112(2)(g)). SB-154 (2023) consolidated floor and foundation into the structural category rather than listing them separately.
How have the deadlines changed?
The rules have been amended almost every session — SB 154 (2023), HB 1021 (2024), and HB 913 (2025). Effective Dec 31, 2024, associations must fully fund the reserve items a SIRS identifies; failing to do so is a breach of fiduciary duty. HB 913 extended the initial SIRS deadline to Dec 31, 2025 and requires inspectors/contractors to disclose any intent to bid on resulting repairs — a conflict line an independent owner’s rep helps a board manage.
What about local recertification and HVHZ rules?
County recertification runs in parallel with the statewide milestone program. Miami-Dade and Broward have their own thresholds; whether a given incorporated municipality has adopted the program should be confirmed with your engineer and AHJ for your specific parcel. The HVHZ (Miami-Dade + Broward) requires a current Product Approval for roofing and openings — a Miami-Dade NOA, or a statewide Florida Product Approval approved for use in the HVHZ — and each component must also be listed in the approved assembly. How HVHZ product approval works.
What does an owner’s representative cost?
| Item | Typical market range |
|---|---|
| Owner’s representative fee | ~1%–5% of construction cost (large jobs 1–3%); hourly $75–$200+/hr |
| Milestone inspection | ~$8,000–$25,000 small; $20,000–$60,000+ mid-size |
| SIRS | ~$5,500–$16,500+ (confirm with your engineer) |
Published market ranges (Mastt, FL Engineering, Mosaic HOA), not an Academia quote. Academia scopes its fee per engagement.
Frequently asked questions
Is an owner’s representative the same as a general contractor? No. The GC builds the work; the owner’s rep protects the owner while that work is scoped, priced, permitted, and delivered. Roles and any conflict of interest are disclosed in writing, consistent with HB 913 (2025).
When should our board bring one in? The moment you receive a milestone notice or Phase 1 finding — Phase 1 must be completed within 180 days.
How much does an owner’s rep add? Roughly 1%–5% of construction cost, lower on large projects.
Request a Building Assessment
Have a milestone notice, a Phase 1 finding, or a SIRS deadline bearing down? Academia Development can walk your board through the scope, the permit path, and the number. Florida Certified General Contractor CGC1528882 · Real Estate Broker License BK3384781 (verifiable at MyFloridaLicense.com). Request an assessment.
Common questions
What does an owner's representative do?
Sits on the owner's side of the table. The general contractor is responsible for building the work; the owner's rep is responsible for protecting the owner while it is bought, priced, permitted and delivered — one accountable party managing engineer, contractor, permit path, schedule and money so scope gaps do not land on volunteer board members.
When is our first milestone inspection due?
Under Florida Statute 553.899 a milestone inspection must be performed by December 31 of the year the building reaches 30 years of age, based on the date the certificate of occupancy was issued, and every 10 years thereafter. The local enforcement agency may require it at 25 years based on local circumstances, so your jurisdiction's determination governs.
Can the engineer who inspects our building also bid the repairs?
The statute addresses this directly: a licensed architect or engineer who bids to perform a milestone inspection must disclose in writing to the association an intent to bid on any resulting work. Disclosure is the requirement. Whether your board should accept that arrangement is a governance decision for the board and its counsel.