Inspections

Below you’ll find information about milestone inspections and structural integrity reserve studies required by Florida Law. To jump directly to a particular section, please use the buttons below.

Milestone Inspections

Structural Integrity Reserve Studies

Milestone Inspections (MI)

What is a MI?

A MI is a structural inspection of an aging building used to determine if substantial structural deterioration exists. The statutory definition of a MI can be found here.

What type of building or structure is required to have a MI?

All residential condominiums and cooperative buildings (including mixed-ownership buildings) in the state of Florida that are three or more stories in height are required to have a MI when the building reaches a certain age:

30 years of age and every 10 years thereafter, or
25 years of age and every 10 years thereafter if the local enforcement agency has determined that local circumstances require the initial MI be performed at 25 years instead of 30 years.

The age of a building is determined by the date the certificate of occupancy was issued.

When is a MI required to be performed for a building over 30 years of age?

All buildings that reached 30 years of age prior to July 1, 2022, are required to have a MI performed by December 31, 2024. If a building has reached or will reach 30 years of age between July 1, 2022, and December 31, 2024, the building’s initial MI must be performed before December 31, 2025.

Who performs a MI?

A MI can be performed by a licensed architect, engineer, or by a team of professionals with a licensed architect or licensed engineer acting as the registered design professional in responsible charge of the MI. You can find or verify Florida-licensed engineers and architects using DBPR’s License Verification Tool.

Who is responsible for the arrangement and costs of a MI?

The owners of a residential condominium or cooperative are required to have the MI performed. However, single-family, two-family, three-family or four-family dwellings with three or fewer habitable stories above ground are exempted from this requirement. You can find or verify Florida-licensed engineers and architects using DBPR’s License Verification Tool.

The condominium association or cooperative association and any owner of a portion of the building that is not owned by the condominium or cooperative association are responsible for the cost of a MI.

Who informs a building’s owner(s) that a MI is required for their building?

The local enforcement agency is responsible for notifying a building’s owner(s) that a MI is required. The local enforcement agency must provide written notice by certified mail of the required inspection to the condominium association or cooperative association and any owner of any portion of the building, in accordance with Section 1803 of the Florida Building Code. The association must then notify unit owners of the required inspection within 14 days after receipt of the notice.

Your local enforcement agency is usually your local building department. To find your local enforcement agency please contact your city or county government.

How will the building owner(s) be informed that a MI is required for their building?

The local enforcement agency is required to notify the condominium association, cooperative association, and any other owner of the building by certified mail. The condominium or cooperative association must notify the unit owners within 14 days of receiving the notice that a MI must be completed.

What does a MI entail?

A MI consists of two phases:

Phase 1 is a visual assessment of the building’s structure that determines if evidence of substantial structural deterioration is present. Once Phase 1 is complete, a report is submitted to the local enforcement agency. If no signs of substantial structural deterioration are found, Phase 2 of the inspection is not required.

Phase 2 is only performed if substantial structural deterioration was identified during Phase 1. A Phase 2 inspection may involve destructive testing to confirm if the building is structurally sound and safe, and will recommend a program for assessing and repairing the damaged portions of the building.

What information is included in the MI report(s)?

A MI report includes:

A list of the material findings and recommendations.
A description of how the inspection was performed.
An identification of any substantial structural deterioration and repair recommendations.
A determination of whether unsafe or dangerous conditions were identified.
A recommendation for remedial or preventive repair of non-substantial structural deterioration.
An identification of items requiring further inspection.
A separate summary of findings.
A signature and seal by the licensed professional who performed the inspection.

Can the deadline to have an initial MI be extended?

Yes, the local enforcement agency can extend the date of the initial MI if the owner(s) of the building can show that they have entered into a contract with an architect or engineer to perform the MI, but the MI cannot reasonably be completed before the deadline, or if other circumstances justify an extension.

What happens after the MI is completed?

The condominium or cooperative association will receive a copy of the MI report and is required to distribute a copy of the inspector-prepared summary report to each unit owner within 45 days of receiving the report.

A copy of the summary must also be posted in a conspicuous place, and the full report along with the inspector-prepared summary must be published on the association’s website if the association is required to have a website.

How will the needed repairs be made?

The building owner has 365 days to complete the repairs and correct the structural deficiencies that are indicated by the phase 2 milestone inspection report. Once the repairs have been made, a professional must reinspect the building and provide an amended report, stating that all required repairs have been completed, and the building is acceptable for continued occupancy.

Where can I learn more?

Visit the Florida Building Code Website’s Resource Page

View the Florida Building Structural Safety Inspection Program PowerPoint

Watch the Florida Building Structural Safety Inspection Program Webinar

Questions? Contact the Florida Building Commission, 850-487-1824, www.floridabuilding.org.

Structural Integrity Reserve Study (SIRS) Inspections

What is a SIRS?

A reserve study is a budget planning tool that looks at the parts of a building a condominium association is required to maintain, the status of the condominium’s existing reserve fund, and the amount of funding needed to offset anticipated expenses. A SIRS is a type of reserve study used to ensure condo owners are reserving the funds needed for future major repairs and replacement of structural elements on the condominium property. A SIRS includes eight specific structural elements that are critical to the safety of the building:

Roof
Structural Systems
Fireproofing & Fire Protection Systems
Plumbing
Electrical Systems
Waterproofing & Exterior Painting
Windows & Exterior Doors
Other elements over $10,000 that have an impact on the structural integrity of the building as determined by the visual portion of the SIRS

View a Sample SIRS Report*

*The Sample SIRS Report has been provided by the Reserve Advisors.

Who needs a SIRS?

Residential condominium associations are required to complete a SIRS at least every 10 years after the condominium’s creation for each building three stories or higher.

Who can perform a SIRS?

There are two parts to a SIRS – the financial study and the visual inspection. The financial portion of the SIRS must be completed by a person qualified to perform such a study. The visual inspection portion of the SIRS must be performed or verified by a licensed engineer, architect, or a certified reserve specialist or professional reserve analyst licensed by the Community Associations Institute or the Association of Professional Reserve Analysts.

You can find or verify Florida-licensed engineers and architects using DBPR’s License Verification Tool.

DBPR’s License Verification Tool

You can find or verify a certified reserve specialist through the CAI member directory search.

Community Associations Institute Member Directory

You can find or verify a professional reserve analyst through the Association of Professional Reserve Analysts directory search.

Association of Professional Reserve Analysts Directory

What happens after a SIRS is completed?

As of July 1, 2024, within 45 days of the SIRS being completed, condo associations must:

Provide written notice to unit owners that the SIRS is complete and available to review and copy.
Notify DBPR’s Division of Condominiums, Timeshares and Mobile Homes that the SIRS is completed.

Once a SIRS is complete, the association will have a component list that provides the life expectancy of each common element in the building that was visually inspected, an evaluation of the current reserve fund, and the recommended funding plan.

Learn How to Submit Your SIRS

How does a SIRS affect fee assessments?

To remain in compliance, condominium associations must meet the reserve funding schedule outlined in the SIRS. If a condominium’s SIRS finds that the association does not have enough reserve funding to cover the anticipated cost to maintain or replace major structural items, fee assessments may be necessary to meet the funding schedule in the SIRS.

As of June 9, 2023, condominium associations that are required to complete a SIRS are required by Florida law to base their budget adopted on or after January 1, 2025, on the findings and recommendations in the association’s most recent SIRS. Reserves cannot be waived for the structural items identified in the SIRS. If a budget is adopted on or before December 31, 2024, funding of the SIRS may be waived until the following budget year.

What are the SIRS deadlines?

Associations existing on or before July 1, 2022, that are unit owner controlled, must have a SIRS completed by December 31, 2024.

If an association is required to complete a milestone inspection in accordance with s. 553.899 on or before December 31, 2026, the association may complete the SIRS study simultaneously with the milestone inspection.

SIRS completed in conjunction with a milestone inspection must be completed by December 31, 2026.

DBPR will include a list of the condominiums that have completed a SIRS in its annual report by December 31, 2024, and will create a database of associations that have completed the SIRS by January 1, 2025. A link to DBPR’s database will be provided on this webpage by January 1, 2025.

When does my association have to start reserving for the items in the SIRS report?

If your budget is adopted on or before December 31, 2024, you may vote to waive or provide less than required SIRS reserves with a majority vote of the total voting interest of the association. You will need to begin funding your SIRS reserves in accordance with the reserve study January 1, 2026.

If your budget is adopted on or after January 1, 2025, you may not waive your SIRS reserves and need to begin funding your SIRS reserves in accordance with the reserve study.

How does my association report a SIRS to the Division?

A SIRS can be submitted to the Division by email, postal mail, or online.

Submit Your SIRS Online

Use our online form to submit your SIRS electronically.

Mail Your SIRS

To submit a SIRS by postal mail, complete the SIRS Reporting Form and mail it to the Division at the following address:

Division of Florida Condominiums, Timeshares and Mobile Homes
Attention: Structural Integrity Reserve Study Reporting
2601 Blair Stone Road
Tallahassee, FL 32399-1030

To find your project’s license #, click here.

** Please note: If you have multiple projects please send a separate form submission for each one. All individual forms can be submitted together and must be postmarked by 12/31/24.

SIRS Reporting Database

View a list of the associations that have submitted the completion of a SIRS to the Department through the SIRS Reporting Database.

Information in the SIRS Reporting Database is displayed exactly as submitted. Only complete submissions of the SIRS Reporting Form are displayed in the database. SIRS reported using the online form will be reflected in the database within one business day. Complete submissions of SIRS reported by email or mail may take approximately two weeks to be reflected in the database. The Department will make every effort to contact the association using the information provided on the SIRS Reporting Form to obtain the information needed to complete the submission if an incomplete SIRS Reporting Form is submitted. Associations who are required to submit the completion of a SIRS to the Department can do so using the SIRS Reporting Form. If you have questions or need assistance completing the form, please contact us by email at ctmheducation@myfloridalicense.com or by phone at 954.202.6831. Staff are available to assist Monday through Friday, from 8 a.m. to 5 p.m. ET.

What should unit owners do if they have concerns with their association’s SIRS?

If a unit owner believes an assessment related to the SIRS includes maintenance of items beyond those needed for structural integrity (e.g., a pool that is not part of the condominium building), they can submit a complaint to DBPR’s Division of Condominiums, Timeshares and Mobile Homes.

File a Complaint with DBPR’s Division of Condominiums, Timeshares and Mobile Homes

If a unit owner believes that the SIRS was improperly conducted or not completed by someone qualified to perform a SIRS, they can submit a complaint to one of the following entities:

Complaints regarding an architect:

Board of Architecture and Interior Design – Architect

Complaints regarding an engineer:

Florida Board of Professional Engineers

Complaints regarding a licensed Community Association Manager (CAM) acting as a certified reserve specialist or professional reserve analyst:

File a Complaint with DBPR

Frequently Asked Questions

What is the difference between a MI and a SIRS?

A MI is a structural inspection of the building, including the load-bearing elements.

A SIRS is based off a visual inspection of the items required in s. 718.112(2)(g), F.S. and is a budget planning tool that identifies components of a condominium that are the responsibility of the association to maintain and replace and includes a plan to fund future maintenance and repairs.

Can a milestone inspection or inspection for a similar local requirement, such as a re-certification inspection, substitute a SIRS visual inspection?

An association that is required to complete a MI in accordance with section 553.899, Florida Statutes, on or before December 31, 2026, may complete the SIRS simultaneously with the MI. However, in no event may the SIRS be completed after December 31, 2026.

If the milestone inspection (MI) required by section 553.899, Florida Statutes, or an inspection completed for a similar local requirement, was performed within the past 5 years and meets the SIRS requirements, such inspection may be used in place of the visual inspection portion of the SIRS.

Additionally, under certain circumstances, the Division may approve an alternative funding method for multicondominium associations operating at least 25 condominiums or more pursuant to section 718.112(2)(f)(2)(a), Florida Statutes.

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