BoardDeadline
Milestone · SIRS · Reserve funding, decoded

Your building's milestone and SIRS deadlines, finally on one timeline.

A Florida condo or HOA board has to clear a milestone structural inspection, a structural integrity reserve study, and the reserve funding behind it, each on its own statutory clock. We turn your building's age, height, and coastal distance into one timeline your board can actually act on.

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3 clocksmilestone · SIRS · funding
Floridastatutes built in
$199once, no subscription
A condo-association board member reviewing building inspection documents in front of a modern residential condominium
board-ready
Built on the rules that set the clock
Fla. Stat. 553.899 (milestone inspections)Fla. Stat. 718.112 (SIRS & reserves)County building departmentsLicensed engineers & architects
The part that catches boards off guard

Three obligations, three separate clocks, one timeline your board can hold.

A building can be current on its reserves and still be overdue for its milestone inspection, or pass inspection with a reserve study that was never funded. Here is how the three stack up, and who actually signs off on each.

Clock 01 / the structure

Milestone structural inspection

Performed by: a licensed engineer or architect

Certain older buildings, generally three stories and up, owe a milestone inspection on a schedule tied to age and coastal distance. We map the window for your building and the records your county building department expects, then point you to the professional who signs it.

Clock 02 / the study

Reserve study (SIRS)

Performed by: the qualified reserve professional the statute names

The Structural Integrity Reserve Study looks at specific structural components, roof, load-bearing walls, foundation, waterproofing, and sets what your reserves must cover. We organize when yours is due and what to gather, and flag every point to confirm with counsel.

Clock 03 / the funding

Reserve funding decision

Decided by: your board and its members

Once the study lands, the board has to fund it: full funding or a statutory-minimum path, special assessment or a loan. This is a board decision, so we hand you a worksheet to compare the paths with your own numbers, never a verdict.

See which deadlines your building faces in a few minutes.Build the free framework
The deliverable

One kit, built around your building, not the statute in general.

Answer a short intake about your building's age, height, distance to the coast, association type, and fiscal year. The kit assembles the milestone and SIRS timeline for exactly that building, plus the paperwork a board actually has to produce.

  • Built fromage + height + coast
  • Association typescondo · co-op · HOA · mixed-use
  • Formatprintable kit + fillable worksheets
  • Deliveryinstant, after checkout
Not the right fit? 30 days, full refund, no questions.
Building-Specific Board Compliance Kit$199 once
Your building's deadline frameworkMilestone and SIRS timeline, built from its age, height, and coastal proximity.
Engineer and architect RFP, pre-filledA request for proposals carrying your building's specifications, ready to send to licensed pros.
Owner-communication lettersAssessment, funding-shortfall, and timeline-update templates, each flagged to review with your association counsel.
Reserve-funding worksheet plus board checklistsFull funding versus statutory minimum side by side, with meeting-notice and record-keeping checklists.
Get the kit for $199
A well-maintained modern multi-story coastal residential condominium building under a clear Florida sky
What a board that is out front looks like

The inspection, the study, the funding vote. Your kit lines up the paperwork behind each one.

The kit walks the same milestones a county building department and a reserve professional work from, so each deadline arrives as a scheduled step, not a surprise assessment.

Why boards trust the kit

Built for the volunteers who actually sign the minutes.

Bright line

We never tell you your building is compliant or out of compliance. We give you what is due, what to ask, and which licensed professional or official has to answer it.

Deadlines and questions, never a verdictOur one bright line
Sourced

Every date traces back to the office or statute that sets it, with the exact question to confirm, so your board verifies it at the source before it acts.

Pointed at the authority that decidesConfirm, do not guess
Independent

BoardDeadline is an independent information publisher, not engineers, architects, reserve specialists, managers, or a law firm. We prepare your board's paperwork and make no promises about outcomes.

Independent, and honest about itPaperwork, not representation

Every kit is backed by a 30-day money-back guarantee. BoardDeadline is a new publisher, so we do not show customer reviews yet; the cards above describe how the kit is built, not testimonials.

Who it's for

Every kind of association, every clock it answers to.

Condominium boards

Three-story-plus condos on the milestone and SIRS clock.

Cooperative boards

Co-ops under the same structural framework, with share-owner communication.

Homeowners associations

HOAs confirming which structural rules reach their buildings, plus reserve best practice.

Mixed-use and multi-building

Properties tracking several structures and associations on separate timelines.

Our one bright line
We will never hand your board a compliance verdict we are not licensed to give.

Whether a building is compliant turns on a licensed inspection, a reserve study, and a statute that changes. A site that stamps you compliant or not is how a volunteer board gets exposed. Where the answer is a professional's or an official's to give, we hand you the deadline and the question instead: who to ask and exactly what to confirm.

BoardDeadline is an independent information publisher, not engineers, architects, reserve specialists, community association managers, or a law firm. We help your board organize and communicate, and we make no promises about compliance outcomes.

How a deadline renders in the kit
Question to confirm
Your building's exact milestone inspection due date.
Who decides
Your county building department, from the current statute.
Ask them exactly
“For a building of our age and height at this address, when is the milestone inspection due, and what do you require at submittal?”
Free, before you pay anything

Four tools that show your board where it stands today.

T-01

SIRS & Milestone Deadline Calculator

Your building's milestone and SIRS timeline from a short intake.

T-02

Reserve-Funding Worksheet

Full funding versus statutory minimum, side by side.

T-03

Engineer & Architect RFP Generator

A request for proposals pre-filled with your building's specs.

T-04

Board Meeting & Records Checklists

Notice and record-keeping steps your board can hold to.

Straight answers

Questions people ask before they start.

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.

See your building's deadline timeline in a few minutes.

Start free. See exactly which structural deadlines your board answers for and who signs off on each, then get the full kit when you are ready to move.

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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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