BoardDeadline
Know your building's exact deadline, not just the statute.

Know your building's exact deadline,
not just the statute.

BoardDeadline helps volunteer Florida condo and HOA board members turn their building's age, height, and coastal proximity into a clear milestone and SIRS deadline framework, with free tools plus a personalized Building-Specific Board Compliance Kit.

Build My Free FrameworkDeadline Calculator

Deadlines and questions, never a compliance verdict.

FL

Built for Florida first

6

Free board tools

$199

One-time kit, no subscription

What this covers

Milestone InspectionsSIRS & ReservesOwner CommunicationBoard RecordsFlorida-First
Florida SIRS and Milestone Framework Built In
We Prepare Paperwork, Licensed Pros Inspect
Independent Publisher, Not a Law Firm
Why BoardDeadline

Built for volunteer boards, not lawyers

BoardDeadline helps volunteer Florida condo and HOA board members turn their building's age, height, and coastal proximity into a clear milestone and SIRS deadline framework, with free tools plus a personalized Building-Specific Board Compliance Kit.

Your building's dates, not just the statute

We turn your building's age, height, and distance to the coast into a milestone and SIRS deadline framework, then tell you plainly what to confirm with your county building department.

Deadlines and questions, never verdicts

We never tell you that your building is compliant or not compliant. We tell you what is due, what to ask, and which licensed professional or official has to answer it.

Procurement, not inspection

The licensed engineer or architect performs the inspection. We prepare the RFP and the board paperwork so you can hire the right professional faster and on the record.

Owner letters your counsel can sign off on

Plain-language assessment, funding-shortfall, and timeline-update letters, each flagged to review with your association counsel before you send them to owners.

Building-Specific Board Compliance Kit

Your building's milestone and SIRS deadlines, organized into a kit your board can act on.

A single $199 kit, built from your building's own profile.

Your building's milestone and SIRS deadline framework, built from its age, height, and coastal proximity

Engineer and architect RFP template, pre-filled with your building's specifications

Owner-communication letter templates for assessments, funding shortfalls, and timeline updates

Reserve-funding decision worksheet: full-funding versus statutory-minimum, side by side

Meeting-notice and record-keeping checklists for your board

Build My Free Framework

Starts with the free deadline builder.

Simple Process

How BoardDeadline Works

1

Tell us about your building

State, county, building age, stories, units, distance to the coast, association type, and fiscal year. A few minutes, no account needed.

2

Get your building-specific deadline kit

Your milestone and SIRS framework, an engineer RFP, owner-communication letters, and a reserve-funding worksheet, all built from your answers.

3

Stay ahead with Deadline Watch

Optional add-on for building-specific countdown reminders, Florida statute-change alerts, and budget-season checklist pushes.

Free Tools

See Your Building's Deadlines, Free

Try the free tools before you buy anything.

SIRS/Milestone Deadline Calculator

Your building's milestone and SIRS timeline framework

Try Free

Reserve-Funding Worksheet

Compare full-funding vs statutory-minimum paths

Try Free
View All Free Tools
Pricing

Simple, Honest Pricing

Free tools for everyone, plus a one-time $199 pack. No subscriptions required.

Free

Map your building's deadline framework before you buy anything.

$0/forever
  • Free SIRS/Milestone Deadline Calculator
  • All free board tools
  • Every guide and FAQ
Start Free

Building-Specific Board Compliance Kit

Your building's milestone and SIRS framework, engineer RFP, owner letters, and reserve worksheet in one printable kit.

$199/one-time
  • Milestone and SIRS deadline framework for your building
  • Engineer RFP plus owner-communication letters
  • Reserve-funding decision worksheet
Get the Kit
Resources

Articles & Guides

Browse by topic to find exactly what you need.

Florida Statutes

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Plain-language summaries of the Florida statutes condo and HOA boards ask about, framed as starting points to confirm with counsel, never as verified legal citations.

Read articles

SIRS Guides

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What a Structural Integrity Reserve Study covers, who performs it, and how boards organize for it.

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Milestone Inspections

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How Florida's milestone structural inspection generally works, and the questions to confirm with your county building department.

Read articles

Reserves and Assessments

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Reserve funding, statutory-minimum versus full-funding paths, and how boards communicate special assessments to owners.

Read articles

Board Operations

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Meeting notice, record keeping, and the paperwork that keeps a volunteer board organized and on schedule.

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Other States

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A general framework for structural-inspection and reserve requirements outside Florida. Confirm the specifics for your state.

Read articles
Browse All Articles

Frequently Asked Questions

What is a SIRS?
SIRS stands for Structural Integrity Reserve Study. Under Florida law it is a reserve study that covers specific structural components of a building, such as the roof, load-bearing walls, foundation, and waterproofing, and it feeds the reserves an association must set aside for them. A SIRS is performed by the licensed professionals the statute requires, not by us. We help your board organize when yours is due and what to gather, and we always tell you to confirm the current requirement with your association's counsel and your county. This is a seeded framework, not verified legal advice.
What is the difference between the milestone inspection and the SIRS?
They are two separate requirements that often arrive around the same time. The milestone inspection is a structural inspection of certain older buildings performed by a licensed engineer or architect. The Structural Integrity Reserve Study is a reserve-funding study of structural components. One looks at the current condition of the structure; the other sets money aside for it. Our kit lays out both on one timeline for your building so nothing gets missed, and flags every point where you should confirm the exact rule with your county and counsel.
When is my building due?
It depends on your building's age, height, and how close it is to the coast, plus how your county administers the rules. Our free SIRS/Milestone Deadline Calculator gives you a framework timeline from those inputs, and the paid kit turns it into your building's specific schedule. We show you the questions to confirm with your county building department rather than promising an exact date, because the enforcing authority, not us, sets the deadline that binds your board.
Who can perform the milestone inspection and the SIRS?
Licensed professionals your state requires: generally a licensed engineer or architect for the milestone structural inspection, and the qualified professional the statute specifies for the reserve study. BoardDeadline does not perform, sign, or replace either one. What we do is prepare your board's procurement and paperwork, including an engineer and architect RFP pre-filled with your building's specifications, so you can hire the right licensed professional faster.
What if our association cannot afford the study or the repairs?
This is common and it is a board decision, not something we decide for you. Our reserve-funding decision worksheet lays out the paths side by side, such as full funding versus a statutory-minimum approach, special assessment versus a loan, with fill-in numbers for your building. It is a structured way to compare options and communicate them to owners. It is not financial advice, and funding and reserve decisions should be confirmed with your association's counsel, your reserve professional, and your accountant.
Do you perform inspections or reserve studies?
No. BoardDeadline is an independent information publisher. We are not engineers, architects, reserve specialists, community association managers, or a law firm. Structural inspections and reserve studies must be performed by the licensed professionals your state requires. Our kit helps your board organize, schedule, and communicate; it does not perform or replace any inspection or study.
Is this legal advice?
No. Nothing on BoardDeadline is legal advice, and using our tools or kit does not create any professional relationship. Florida statutes and county requirements change, and we ship statute references as starting points to confirm, not as verified citations. Always confirm current requirements with your association's counsel and your county before your board acts.

Stop guessing at your building's deadline

Build your free deadline framework, then get your Building-Specific Board Compliance Kit when you are ready.

Build My Free Framework
Built for Florida FirstNo Credit Card, No AccountOne-Time $199 Kit

BoardDeadline is an independent information publisher. We are not engineers, architects, reserve specialists, community association managers, or a law firm, and nothing here is legal advice. Structural inspections and reserve studies must be performed by the licensed professionals your state requires; this kit helps your board organize, schedule, and communicate - it does not perform or replace any inspection or study. Statutes change; confirm current requirements with your association's counsel and your county. We make no promises about compliance outcomes.

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