Side by side
| Milestone inspection | SIRS | |
|---|---|---|
| Law | s. 553.899 | s. 718.112(2)(g) |
| Buildings | Condo and co-op buildings three or more habitable stories | Condo buildings three or more habitable stories |
| First due | By December 31 of the year the building turns 30 (or 25, if the local building official requires it) | At least every 10 years from the condominium's creation |
| Then | Every 10 years | Every 10 years |
| Signed by | A Florida-licensed architect or engineer | An engineer or architect, or a CAI Reserve Specialist or APRA Professional Reserve Analyst |
| Answers | Is there substantial structural deterioration? | How long will each item last, what will it cost, and how should reserves be funded? |
Phase one and phase two
Phase one is a visual examination of the building's habitable and non-habitable areas. If it finds no substantial structural deterioration, that is the end of it until the next cycle. If it does, a phase two follows, which may include destructive or non-destructive testing, and a progress report with a timeline is due within 180 days of the phase one report. Local ordinances must require repairs to start within 365 days of the phase two report.
How they work together
The SIRS statute lets a milestone inspection done within the previous five years stand in for the visual inspection part of the study. Many boards hire one firm for both, or at least share the milestone report with the SIRS provider, so the repairs it found are priced into the reserve plan.
The statute also lets owners, for budgets adopted on or before December 31, 2028, vote to pause or reduce reserve contributions for up to two budget years to pay for milestone repairs. That eases cash flow but pushes the reserve plan back; the next study should show the effect.
What the first two years showed
The state's program evaluation office collected the first milestone data from local building officials for 2024 and 2025:
- Phase one inspections completed
- 8,736
- Phase two inspections completed
- 1,575
- Buildings found unsafe or uninhabitable
- 54
Most extensions, 94 percent, were granted in coastal counties and cities. Local rules on timing differ; the county pages give one example from each area.
Where this comes from
- Florida Statutes, s. 553.899 (mandatory structural inspections)
- Florida Statutes, s. 718.112 (SIRS)
- OPPAGA Report 26-04, Milestone Inspection Reporting Data, 2024 and 2025 (July 2026)
Florida's statutes change most springs; check the current text or the association's attorney before relying on a detail.