Milestone inspection and SIRS compliance support for condominiums

Since 2022, Florida law has required milestone structural inspections for condominium and cooperative buildings three or more habitable stories tall, plus structural integrity reserve studies (SIRS) for the same buildings. These rules turned deferred maintenance into deadlines. LucNar helps associations act on what the inspections find.

Milestone inspections (F.S. 553.899)

• Required by December 31 of the year a building reaches 30 years of age, then every 10 years. Local building officials may set 25 years where conditions such as proximity to salt water justify it.
• Phase One is a visual examination by a licensed architect or engineer. Phase Two follows when substantial structural deterioration is found and may include destructive or nondestructive testing.
• Repairs for substantial structural deterioration must begin within 365 days of receiving the Phase Two report.
• The association must send the inspector’s summary to every unit owner within 45 days and post it on the property.

Structural integrity reserve studies

HB 913 (2025) moved the first SIRS deadline to December 31, 2025, limited the requirement to buildings with three or more habitable stories, and allowed associations that have completed a milestone inspection to pause or reduce SIRS reserve contributions for up to two budget years while they fund the required repairs. Studies are then updated every 10 years.

Reserve studies are only as good as their cost assumptions. We give associations and their reserve specialists realistic, current repair pricing and phasing so the board funds the actual work.

The scale of the work

Florida’s Office of Program Policy Analysis and Government Accountability reported 8,736 completed Phase One and 1,575 completed Phase Two milestone inspections statewide across 2024 and 2025 (OPPAGA Report 26-04, July 2026). Most required Phase Two inspections were on coastal buildings.

How we help

• Budget-level pricing from Phase One and Phase Two reports.
• Repair scheduling built around the 365-day start requirement.
• Documentation the engineer needs to issue the amended report.
• Phased cost forecasts to help the board plan assessments, loans or lines of credit.

This page summarizes Florida law for general information and is not legal advice. Statutes change; confirm requirements with your association attorney and local building official.