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FL Milestone Inspections

Safeguarding Your Building’s Integrity with Milestone Inspections & SIRS

New Laws?
No Problem!

On May 26, 2022, Florida Governor Ron DeSantis signed SB-4D into law, requiring regular inspections for condominium buildings three stories or taller. Thankfully, Consult Engineering has extensive experience in performing these types of inspections. What we previously termed a Condition Survey is now officially mandated by Florida Statute as a Milestone Inspection.

We have consistently advised incorporating elements of a Condition Survey into your Reserve Study to include line items for structural restoration and concrete repairs, which are often the most significant capital projects for associations. Now, Florida Statutes mandate that condominium buildings three stories and higher must conduct Structural Integrity Reserve Studies (SIRS) at least every 10 years. SIRS involves a reserve study focusing on the building’s structural elements and setting aside funds to ensure money is available for future repairs. The funding for these structural components cannot be waived or reduced.

Key Points to Remember

Milestone Inspections

  • Condominiums three stories and higher
  • Required at 30 years since Certificate of Occupancy
  • Local authorities can require inspection sooner based on location
  • Evaluates structural elements
  • Performed by licensed Engineer
  • Recurring every 10 years after initial Milestone
  • C.O. before July 1, 1992 must have Milestone by December 31, 2024 Milestone Age between July 1, 2022 and December 31, 2024,
  • Deadline is December 31, 2025. Thereafter within 180 days of notice by local agency.

Structural Integrity Reserve Studies

  • Condominiums three stories and higher
  • Required by December 31, 2024 for ALL existing condominiums
  • Anywhere in the State
  • Evaluates structural elements
  • Determines reserve funding levels
  • Performed by licensed Engineer or Reserve Specialist
  • Performed by licensed Engineer or Reserve Specialist

What our clients have to say about us.

The Obvious Choice

Opting for Florida Engineering guarantees quick, precise, and dependable results every time.


Leading Experts

Over three decades of expertise

With a combined experience of more than 125 years in inspections, structural engineering, MEP engineering, and more, we’ve encountered every scenario. Our experienced team has refined their skills through numerous projects, ensuring your building receives a comprehensive and expert evaluation.


Licenses Across Florida

Licensing in Florida Counties

Our team’s extensive experience of over three decades in inspections, structural engineering, MEP engineering, and beyond means we’ve handled it all. Their expertise has been developed through a wide array of projects, ensuring your building benefits from a meticulous and knowledgeable assessment.


States and Counting

Dedication to Excellence

With more than 125 years of collective experience in inspections, structural engineering, MEP engineering, and other areas, we’ve seen it all. Our proficient team has perfected their craft on numerous projects, ensuring your building gets a thorough, expert evaluation.

Frequently Asked Question

Contact us to communicate and ask questions

What is the purpose of SB-154 regarding condominium and cooperative buildings?

Florida Statute 553.899 aims to improve the safety, structural integrity, and financial management of condominium and cooperative buildings. It introduces stricter inspection schedules, qualifications for inspectors, and enhanced transparency in financial planning to prevent tragedies like the Surfside collapse.

Who must perform milestone inspections, and what qualifications do they need?

Milestone inspections must be carried out by licensed engineers, or other certified professionals deemed qualified under the new law. This ensures that inspections are thorough and adhere to safety standards.

What is the timeline for the initial milestone inspections under Florida Statute 553.899?

Buildings must undergo their first milestone inspection by December 31 of the year they turn 30 (or 25 if close to the coastline), with variations for buildings already past this age by July 1, 2022. Inspections will then occur every 10 years.

Can local enforcement agencies influence milestone inspection deadlines?

Yes, local agencies may extend deadlines under certain conditions, such as contractual obligations with inspectors, and they can accept prior inspections if they substantially comply with the new requirements.

What are the financial responsibilities of condominium and cooperative associations for milestone inspections?

Associations are responsible for the costs related to the building parts they maintain. This includes arranging and funding milestone inspections for these areas.

What does a structural integrity reserve study involve, and how often must it be performed?

A structural integrity reserve study assesses the condition, life expectancy, and replacement costs of major components (e.g., roof, foundation). It must be done every 10 years and used to guide the association’s reserve fund planning.

How do Florida Statute 553.899’s requirements affect the sale of condominium units?

Sellers and developers must now provide buyers with current inspection reports and structural integrity reserve studies (or declare their absence) to ensure buyers are fully informed. Contracts missing these disclosures are voidable by the buyer.

What happens if the required disclosures are not provided to buyers?

Buyers have the right to void the contract if they don’t receive the required documents, emphasizing the importance of transparency and buyer protection in real estate transactions.

How does Florida Statute 553.899 address the use of reserve funds?

The law specifies that reserve funds can only be used for their intended purposes unless an alternative use is approved by a majority vote of the total voting interests, protecting these funds for future needs.

What are the implications of Florida Statute 553.899 for existing condominium associations and future development projects?

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