Florida condo milestone inspections and SIRS, done on deadline
We help Florida condo boards meet their milestone and SIRS deadlines.
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Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.
Milestone inspections, structural integrity reserve studies, 40-year recertification and concrete restoration for condominium and cooperative buildings across Florida. Inspections are performed by Florida-licensed engineers and architects that we arrange and coordinate, from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Florida condominium and cooperative buildings three habitable stories or higher need a milestone inspection by 31 December of the year the building turns 30, then every 10 years, earlier where the local building department chooses 25 years for buildings near salt water. Condo associations also need a structural integrity reserve study (SIRS) at least every 10 years, and no SIRS may be completed after 31 December 2026. Milestone inspections are performed by a Florida-licensed architect or engineer (s. 553.899 and s. 718.112, Florida Statutes).
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Services
Choose a service to see typical project sizes, costs and the questions to ask.
Building recertification (40-year)
Miami-Dade and Broward's own building safety recertification programs, which run alongside the state milestone law and cover more buildings.
Condo concrete restoration
Balcony, slab, garage and facade repairs after a milestone or recertification report, designed by the engineer of record and built by a qualified contractor.
Milestone inspections
The structural inspection Florida condo and co-op buildings need at 30 years (25 near salt water where the building department says so) and every 10 years after.
Structural integrity reserve studies (SIRS)
The 10-year study of roof, structure, fire protection, plumbing, electrical, waterproofing and windows that sets your reserves. No SIRS may be completed after 31 Dec 2026.
How we get your building inspected and compliant
Tell us about the building
Year built, stories, units, city and any notice or deadline letter from the building department. Two minutes on the form or a call.
We send a proposal and a schedule
We line up a Florida-licensed engineer or architect for the inspection, or a qualified reserve professional for the SIRS, and send you the scope, fee and dates in writing.
The inspection or study is carried out
We coordinate access, records and owner notices with your manager. The professional signs and seals the report and files it with the building official where the law requires.
We help with what comes next
Phase 2 testing, repair permits, concrete restoration, the 45-day owner summary and the budget. Every bidder discloses any plan to bid on the repairs, as the statute requires.
Areas we cover in Florida
Boca Raton
Boca Raton's own recertification program (Ordinance 5589) for buildings 3 stories or 50 feet including underground parking, a $500 fee and a published schedule to 2031.
Cape Coral
Cape Coral uses 30 years everywhere because the city says no building is within three miles of the coastline, sends notice about 180 days ahead and warns of liens.
Fort Lauderdale
Broward's Building Safety Inspection Program at 25 years, notices from 1 June to 31 August, 180 days to report, 180 days to repair and a $375 review fee.
Hollywood
Hollywood's 25-Year or Older Building Safety Program under Broward rules, with re-issued certified letters and a recertification taskforce after Surfside.
Miami Beach
Miami Beach recertification at 30 years, structural and electrical engineers for threshold buildings, guardrail and illumination forms, and an annual maintenance log.
Miami-Dade County
County recertification under Code s. 8-11(f) since 1975, 90-day reports, published fees and penalties, and 23 of the state's 24 unsafe buildings in 2025.
Miami
City of Miami recertification through iBuild and ProjectDox, the 1982 to 1984 overdue rule, a $500 one-time extension and 60 days to pull repair permits.
Orlando
Orlando covers condos inside apartment communities, takes Phase 2 reports by email and allows 365 days to pull repair permits. Confirm the trigger age with the city.
Palm Beach County
Unincorporated Palm Beach County chose 25 years within 3 miles of a coastline, 180 days to comply and 365 days to start repairs. 17 of 39 cities did not report 2025 data.
Pinellas County
Pinellas County Ordinance 24-18, reports through the Access Portal for unincorporated areas and listed cities, and 8 unsafe buildings found in 2024.
Tampa
City of Tampa Code s. 5-110.9 with a 30-year trigger, 180-day phases and filing in Accela as an RCT record.
Guides and cost data
40-year recertification cost in Miami-Dade: fees and penalties
Miami-Dade 40-year recertification fees from the county page, City of Miami extension fee, penalties up to $10,000 and what drives the engineer's fee.
40-year recertification vs milestone inspection: Miami-Dade and Broward
How Miami-Dade and Broward 40-year recertification differs from the milestone inspection: buildings covered, trigger ages, reports, deadlines and fees.
Concrete spalling on condo balconies: what boards should do
What concrete spalling on condo balconies means, when it counts as structural deterioration under Florida law, what to do now and how repairs are planned.
Frequently asked questions
When is a milestone inspection due in Florida?
By 31 December of the year a building turns 30, counted from its certificate of occupancy, and every 10 years after that. The local building department may set 25 years for buildings near salt water. It must send the association written notice, and Phase 1 must be completed within 180 days of that notice.
Who performs a milestone inspection?
An architect licensed under chapter 481 or an engineer licensed under chapter 471 who is authorized to practise in Florida, or a team working under one of them as the design professional in responsible charge. Condo Safety Florida arranges and coordinates the inspection; it is performed and sealed by that professional.
What is the SIRS deadline?
Associations that existed on or before 1 July 2022 and are owner controlled had to complete a SIRS by 31 December 2025. With a milestone inspection due on or before 31 December 2026 the study may be done alongside it, but no SIRS may be completed after 31 December 2026.
What does Phase 2 repair work cost?
State data is the best guide. OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, with an average permit value of $337,229 in 2024 and $496,236 in 2025. Values ranged from under $1,000 to $30 million.
Is a 40-year recertification the same as a milestone inspection?
No. Miami-Dade and Broward ran their own building safety recertification programs long before the state law, and they still apply alongside it. Miami-Dade's program covers most buildings, not only condos, and Broward now starts at 25 years.
Do you work outside South Florida?
Yes. We work with condo boards and property managers across Florida, and our local pages cover Miami-Dade, Broward and Palm Beach, Tampa Bay, Cape Coral and Orlando, where the building departments publish their own rules.
Sources
- s. 553.899, Florida Statutes (2026): Mandatory structural inspections for condominium and cooperative buildings, The Florida Senate. Accessed October 27, 2026.
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
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