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Miami-Dade County reserve studies

Much of Miami-Dade's association housing sits in condominium towers along the ocean and Biscayne Bay, so a lot of reserve work here is a SIRS rather than a plain HOA study.

Covers Miami, Miami Beach, Coral Gables, Aventura, Doral, Homestead.

Recertification started here in 1975

The county building department ran a 40-year recertification program long before the state had milestone inspections. It has since tightened it: condo and co-op buildings of three stories or more within three miles of the coastline now recertify at 25 years, every other covered building at 30, and both every 10 years after that.

The department says its ordinance meets and exceeds state law, so a tower in Miami Beach or Sunny Isles reaches its first structural inspection five years earlier than a building of the same age in Orlando.

Source: Miami-Dade County, Building Recertification guide for design professionals; OPPAGA Report 26-04, Milestone Inspection Reporting Data, 2024 and 2025.

Which law, here as everywhere

The reserve rules are state law and apply the same way in Miami-Dade as in the rest of Florida. A homeowners' association under chapter 720 has reserves only if its declaration or its members create them. A condominium under chapter 718 must budget reserves, and each building three habitable stories or higher needs a SIRS at least every 10 years.

For a Miami-Dade board

  • Line the SIRS up with your recertification year. The statute lets an inspection done in the last five years stand in for the visual inspection part of the study, which saves a second site walk.
  • Ask whether the firm is an engineer or architect or a credentialed reserve specialist. Both can sign a SIRS; engineers are often preferred when concrete restoration is on the horizon.
  • Phase two reports were filed for 308 Miami-Dade buildings in 2025, according to the state's milestone data, so expect the study to price repairs that are already scheduled.

Typical fees

Statewide typical fee for a full study with a site visit
Community sizeTypical feeWhat it usually covers
Under 50 homes or units$1,500 to $5,000One pool or clubhouse at most, short private roads
50 to 150$2,000 to $8,000Gate, amenity center, some paving and drainage
150 to 300$5,000 to $20,000+Several buildings or a long list of common elements
300 and overfrom $10,000Master associations and large campuses
SIRS, per building$5,000 to $16,500+Condo buildings of three habitable stories or more; coastal towers run higher

Typical ranges, rounded. A guide, not a quote.

Firms that name Miami-Dade

Firms with an office in the area or that say they cover all of Florida, from their own websites. Not a recommendation.

More on the Florida firms page.

Get a quote in Miami-Dade County

Three short steps: where the community is and which law it sits under, how to reach you, then a few taps about the property.

We are a free matching service for Florida associations, not a reserve study firm. We pick one provider that works in your area, tell you its name, and pass on your request only once you agree. The firm pays us a fee for the introduction; the association pays us nothing.

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Which kind of association?

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