Florida · condosFlorida condo milestone inspection and SIRS: what buyers check
Florida condo buildings of three or more habitable stories need a milestone structural inspection by December 31 of the year the building turns 30 – or 25 if the local building agency requires it near salt water – and every 10 years after (§553.899). The association must also have a structural integrity reserve study (SIRS) at least every 10 years (§718.112(2)(g)). In a resale the buyer is entitled to the inspector's summary and the latest SIRS, and since 2025 the contract must say whether they were required and completed.
The two requirements
Milestone inspection (§553.899)
A structural inspection by a Florida-licensed architect or engineer for condo and co-op buildings three or more habitable stories high: by December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years. The local agency may require it at 25 years where environmental conditions, such as proximity to salt water, call for it.
Structural integrity reserve study (§718.112(2)(g))
At least every 10 years for each building of three or more habitable stories: a visual inspection and funding plan for the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 that affect them.
Who performs the SIRS
An engineer or architect licensed in Florida, or a reserve specialist or professional reserve analyst certified by CAI or APRA.
What the study shows
Each item's estimated remaining useful life and replacement cost, and a reserve funding plan with a recommended annual reserve amount.
What a resale buyer gets (§718.503(2))
- The inspector-prepared summary of the milestone inspection report, if applicable.
- The most recent structural integrity reserve study – or a statement that none was completed.
- For contracts after December 31, 2024: a statement whether the association is required to have a milestone inspection or SIRS and whether it has completed it.
- With the declaration, bylaws, budget and FAQ – and the 7-business-day right to cancel.
What the TC tracks
- Building height and age from the certificate of occupancy – they decide whether the rules apply.
- Delivery of the milestone summary and SIRS with the condo documents – it starts the 7-day window.
- Special assessments or reserve increases the documents reveal – lenders and buyers look closely.
- The required contract statement on milestone and SIRS status.
Questions about Florida condo inspections
Which Florida condos need a milestone inspection?
Condo and co-op buildings three or more habitable stories high, by December 31 of the year they turn 30 (or 25 if the local agency requires it near salt water), then every 10 years.
How often is a structural integrity reserve study required in Florida?
At least every 10 years for each condo building of three or more habitable stories (§718.112(2)(g)).
What does a Florida SIRS cover?
Roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 that affect them.
Does a condo buyer in Florida get the milestone report?
The buyer is entitled to the inspector-prepared summary of the milestone inspection report, if applicable, and the most recent SIRS (§718.503(2)).
Do the rules apply to townhouses?
The milestone rule does not apply to one- to four-family dwellings with three or fewer habitable stories above ground (§553.899(4)).
Florida guides
Record when the condo documents, milestone summary and SIRS were delivered, and add the 7-business-day window as a dated task on the deal in ClosingCode.
Start free trialSources: Florida Statutes §§553.899, 718.112(2)(g) and 718.503(2) (leg.state.fl.us, read October 24, 2026).
General information, not legal or engineering advice. ClosingCode is software; it is not a law firm, brokerage or inspector.