What are the Florida SIRS and milestone inspection requirements?

Florida Statute 718.112(2)(g) requires a Structural Integrity Reserve Study for residential condominium buildings that are three or more habitable stories in height. The study covers a defined set of structural components, including the roof, load-bearing structure, fire protection, plumbing, electrical, waterproofing, and windows and exterior doors, and the association must fund reserves for those components based on the study.

These requirements grew out of the post-Surfside condominium safety legislation and have been refined in later legislative sessions. Boards should confirm the current statutory text and their specific deadline, since the compliance timeline has been adjusted since the original enactment.

Separately, Florida Statute 553.899 requires a milestone structural inspection for buildings three or more habitable stories tall. The first inspection is due by December 31 of the year the building reaches 30 years of age (measured from the certificate of occupancy), and every 10 years after that. A local enforcement agency may require the first inspection at 25 years where local conditions, such as proximity to salt water, warrant it, rather than an automatic rule for all coastal buildings.

The milestone inspection is a structural safety inspection performed by a licensed engineer or architect. Where it identifies substantial structural deterioration, a more detailed phase-two inspection follows.

The two requirements are meant to work in tandem. The milestone inspection diagnoses the structural condition; the SIRS translates that condition into a funded reserve plan. Running the milestone inspection first, then the SIRS, means the reserve study reflects the actual structural findings rather than a generic estimate.

Sequencing them the other way, or running them in isolation, risks a reserve plan that does not match what the structural inspection later reveals, which can force a mid-cycle re-funding.

These are statutory safety and reserve obligations, but they increasingly gate insurance and warrantability. Carriers and lenders reviewing a taller Florida condominium increasingly ask for milestone and SIRS documentation, and missing or overdue studies are treated as a risk signal. Keep the completion records available for the insurance renewal and any lender warrantability review, and treat an overdue SIRS or milestone inspection as a live compliance issue rather than a paperwork formality.