Does the milestone inspection apply to my building?

Florida's milestone inspection mandate (F.S. § 553.899) applies to a building that is three habitable stories or more in height (as determined by the Florida Building Code) and is subject, in whole or in part, to the condominium (Ch. 718) or cooperative (Ch. 719) form of ownership. It does not apply to single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground, and it does not apply to a standard HOA (Ch. 720) of single-family homes. So a high-rise condominium is covered; a two-story townhome HOA is not.

When is my milestone inspection due?

Under F.S. § 553.899(3)(a), the milestone inspection is due by December 31 of the year the building reaches 30 years of age, based on the certificate-of-occupancy date, and every 10 years after that. Two one-time phase-in deadlines also apply: a building that reached 30 years of age before July 1, 2022 had to be inspected before December 31, 2024, and a building that reached 30 between July 1, 2022 and December 31, 2024 had to be inspected before December 31, 2025. A local enforcement agency may instead require inspection at 25 years of age based on local circumstances such as proximity to salt water. These triggers reflect the 2024 statute text; 2025 legislation (HB 913) is reported to have revised the coastal trigger, so confirm the current rule for your county.

Is my condo required to have a SIRS?

Under F.S. § 718.112(2)(g), a residential condominium association must have a structural integrity reserve study (SIRS) for each building on the condominium property that is three habitable stories or higher in height. It does not apply to buildings under three stories, to one-to-four-family dwellings with three or fewer habitable stories above ground, or to portions not submitted to the condominium form. The requirement is set out for condominiums; the cooperative (Ch. 719) SIRS rules should be confirmed separately with counsel before applying the condo answer to a co-op.

When does the SIRS have to be completed?

A SIRS must be completed at least every 10 years after the condominium's creation (F.S. § 718.112(2)(g)1.). For associations that existed on or before July 1, 2022 and are controlled by unit owners rather than the developer, the source text sets an initial deadline of December 31, 2025, with an outer limit of December 31, 2026 if the SIRS is paired with a milestone inspection due on or before that date. The 2025 legislative session (HB 913) is reported to have extended the initial SIRS deadline, so confirm the controlling date with your association attorney before treating it as a compliance status.

Can a milestone inspection count toward the SIRS?

Yes, in part. Under F.S. § 718.112(2)(g)8. and (g)9., if a milestone inspection under § 553.899 was performed within the past 5 years and meets the SIRS requirements, it may be used in place of the visual-inspection portion of the structural integrity reserve study. After completing a milestone inspection, the association may also delay a required SIRS for up to two consecutive budget years immediately following that inspection. The SIRS still has to cover the funding analysis for the statutory components. The substitution only covers the visual-inspection portion.

What must a SIRS study cover?

Under F.S. § 718.112(2)(g)1.a.–h., the SIRS must study, at minimum: the roof; the structure, including load-bearing walls and other primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred-maintenance or replacement cost over $25,000 whose failure would negatively affect those listed items. For a budget adopted on or after December 31, 2024, a unit-owner-controlled association that must obtain a SIRS may not vote to waive or underfund reserves for these components (F.S. § 718.112(2)(f)2.b.).

Tool · Florida §553.899 & §718.112(2)(g)

Does milestone inspection apply to my building?

Boards often pay counsel just to learn whether the milestone inspection and the structural integrity reserve study apply to their building. This guided checker answers the applicability question with the statute citation behind every conclusion. Does the milestone inspection apply, is your condo required to have a SIRS, what is the deadline, and what do you do next. The companion milestone calculator and SIRS reserve planner handle the deadline and funding math once you know the mandate applies.

Statute citations and Florida-specific requirements reviewed by the Common Elements editorial team, which includes a Florida-licensed community association manager (LCAM) and insurance broker - Florida Licensed Community Association Manager, 2-20 & 6-20.

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Count habitable stories above ground per the Florida Building Code. The three-story threshold is the line for both mandates.

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Choose your ownership form and building height above to see whether the milestone inspection and SIRS requirements apply, with the statute citation behind each conclusion.

This is an educational tool, not legal advice

This checker summarizes the applicability thresholds in Florida statute and does not decide your association’s legal obligations. Building age, ownership form, developer-turnover status, county enforcement practice, and recent legislative changes can all change the answer. Verify your specific situation with a Florida-licensed engineer or architect and your association attorney before acting.

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What a SIRS must study

When a SIRS applies, F.S. §718.112(2)(g)1.a.–h. requires it to study at least these components, as related to structural integrity and safety:

a.Roof
b.Structure: load-bearing walls and other primary structural members and systems (per s. 627.706)
c.Fireproofing and fire protection systems
d.Plumbing
e.Electrical systems
f.Waterproofing and exterior painting
g.Windows and exterior doors
h.Any other item with a deferred-maintenance or replacement cost over $25,000 whose failure affects items a.–g.

Milestone inspection & SIRS applicability FAQ

Does the milestone inspection apply to my building?: Florida's milestone inspection mandate (F.S. § 553.899) applies to a building that is three habitable stories or more in height (as determined by the Florida Building Code) and is subject, in whole or in part, to the condominium (Ch. 718) or cooperative (Ch. 719) form of ownership. It does not apply to single-family, two-family, three-family, or four-family dwellings with three or fewer habitable stories above ground, and it does not apply to a standard HOA (Ch. 720) of single-family homes. So a high-rise condominium is covered; a two-story townhome HOA is not.
When is my milestone inspection due?: Under F.S. § 553.899(3)(a), the milestone inspection is due by December 31 of the year the building reaches 30 years of age, based on the certificate-of-occupancy date, and every 10 years after that. Two one-time phase-in deadlines also apply: a building that reached 30 years of age before July 1, 2022 had to be inspected before December 31, 2024, and a building that reached 30 between July 1, 2022 and December 31, 2024 had to be inspected before December 31, 2025. A local enforcement agency may instead require inspection at 25 years of age based on local circumstances such as proximity to salt water. These triggers reflect the 2024 statute text; 2025 legislation (HB 913) is reported to have revised the coastal trigger, so confirm the current rule for your county.
Is my condo required to have a SIRS?: Under F.S. § 718.112(2)(g), a residential condominium association must have a structural integrity reserve study (SIRS) for each building on the condominium property that is three habitable stories or higher in height. It does not apply to buildings under three stories, to one-to-four-family dwellings with three or fewer habitable stories above ground, or to portions not submitted to the condominium form. The requirement is set out for condominiums; the cooperative (Ch. 719) SIRS rules should be confirmed separately with counsel before applying the condo answer to a co-op.
When does the SIRS have to be completed?: A SIRS must be completed at least every 10 years after the condominium's creation (F.S. § 718.112(2)(g)1.). For associations that existed on or before July 1, 2022 and are controlled by unit owners rather than the developer, the source text sets an initial deadline of December 31, 2025, with an outer limit of December 31, 2026 if the SIRS is paired with a milestone inspection due on or before that date. The 2025 legislative session (HB 913) is reported to have extended the initial SIRS deadline, so confirm the controlling date with your association attorney before treating it as a compliance status.
Can a milestone inspection count toward the SIRS?: Yes, in part. Under F.S. § 718.112(2)(g)8. and (g)9., if a milestone inspection under § 553.899 was performed within the past 5 years and meets the SIRS requirements, it may be used in place of the visual-inspection portion of the structural integrity reserve study. After completing a milestone inspection, the association may also delay a required SIRS for up to two consecutive budget years immediately following that inspection. The SIRS still has to cover the funding analysis for the statutory components. The substitution only covers the visual-inspection portion.
What must a SIRS study cover?: Under F.S. § 718.112(2)(g)1.a.–h., the SIRS must study, at minimum: the roof; the structure, including load-bearing walls and other primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred-maintenance or replacement cost over $25,000 whose failure would negatively affect those listed items. For a budget adopted on or after December 31, 2024, a unit-owner-controlled association that must obtain a SIRS may not vote to waive or underfund reserves for these components (F.S. § 718.112(2)(f)2.b.).

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