Short answer: since the 2021 Surfside collapse, Florida requires condo buildings three or more habitable stories tall to pass periodic structural milestone inspections and to complete a structural integrity reserve study (SIRS) at least every 10 years. For a buyer, these reports show the building's condition and whether the association is saving enough for major repairs, which affects your monthly fees and the risk of special assessments.
Milestone inspections
A milestone inspection is a structural inspection by a licensed architect or engineer. It is due when a building reaches 30 years old (25 years where the local building official requires it) and every 10 years after that, counted from the certificate of occupancy. If the first phase finds signs of substantial deterioration, a more detailed second phase follows, and repairs must begin within 365 days of that report.
Structural integrity reserve studies (SIRS)
A SIRS looks at the building components that matter most to safety and sets how much the association must save for them. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other structural items above a cost threshold. Associations can no longer waive funding for these required reserves in budgets adopted from 2025 on.
What changed in 2025
House Bill 913 (2025) adjusted the rules: it raised the cost threshold for other items in a SIRS to $25,000, gave associations more ways to fund required work (including special assessments, lines of credit and loans approved by owners), allowed a pause in reserve contributions after a milestone inspection when owners approve it, and added conflict-of-interest disclosures for firms that both inspect and bid on repairs. Deadlines for many associations moved to the end of 2025, and some combined filings run to the end of 2026.
What to ask before you buy a condo
- The latest milestone inspection report, and whether a phase two was required.
- The most recent SIRS and how the current budget funds it.
- Any special assessment that is pending, proposed or recently passed.
- Board meeting minutes from the last two years, which often reveal planned repairs before they show up in the budget.
- Whether the association has a loan or line of credit for repairs, and how it is being repaid.
A building with completed inspections, a current SIRS and fully funded reserves may carry a higher monthly fee today, but it is less likely to surprise you with a large assessment later. Review the documents with a Florida real estate attorney or your agent before your review period ends.
Frequently asked questions
Which Florida condos need a milestone inspection?
Condominium and cooperative buildings three or more habitable stories tall, at 30 years of age (25 where the local official requires it) and every 10 years after.
What is a SIRS in Florida?
A structural integrity reserve study: a study, required at least every 10 years for condo buildings three or more habitable stories tall, that sets how much the association must save for roofs, structure, waterproofing and other key components.
Why do condo safety laws matter to a buyer?
They determine whether the building has known structural issues and whether reserves are funded. Underfunded reserves often lead to higher fees or special assessments after you buy.
General information, not legal, tax or financial advice. Confirm details with your agent, lender, attorney or insurer.