Condo milestone inspections Florida: full board guide

Last updated 2026-07-25

What is a milestone inspection in Florida condo law?

A milestone inspection is a structural review of a condo, cooperative, or other building that is three stories or more, required under section 553.899, Florida Statutes. A licensed architect or engineer has to do it. The law came out of the 2022 legislative response to the Champlain Towers South collapse in Surfside, which killed 98 people in June 2021 ^[1]. The inspection has two phases. Phase 1 is a visual survey of the building's structural components, no invasive testing, just a trained eye looking for cracks, spalling, corrosion, water intrusion, and other signs of distress. If the inspector finds "substantial structural deterioration," the law requires a Phase 2 inspection, which can include more invasive testing like concrete coring or opening up walls ^[2]. The statute defines the trigger this way: buildings must be inspected "by December 31 of the year in which the building reaches 30 years of age, based on the date of issuance of the certificate of occupancy, and every 10 years thereafter" ^[2]. If the building is within three miles of a coastline, that first inspection moves up to 25 years. This isn't optional. It isn't something the board can vote to skip. It's a state statute, enforced by your local building official, not a governing-document decision your association gets to interpret.

When is the milestone inspection deadline for my building?

Reaches 25 years	Yes	By Dec 31 of that year
Reaches 30 years	No	By Dec 31 of that year
Already past threshold before 7/1/2022	Either	Per local building official's notice/phase-in schedule	After the first inspection, it repeats every 10 years. No exceptions for "the building looks fine." Confirm your specific deadline with your local building department. Some counties, Miami-Dade and Broward especially, had their own structural recertification programs before the state law existed, and those local ordinances can layer on top of or interact with the state requirement. Always confirm the interaction with your association's counsel and county building official, since local rules vary and this is not a legal interpretation of your governing documents.

It depends on your certificate of occupancy date and whether you're within three miles of the coast. Here's the math: take the CO year, add 30 (or 25 if coastal), and that's the year the Phase 1 report is due by December 31. Buildings that already passed the 30-year mark (or 25-year coastal mark) before July 1, 2022, when the law took effect, got a phased deadline schedule instead of an immediate demand. The statute directed local building officials to notify those associations of a required inspection date, and DBPR's condominium division has published guidance touching on how that phase-in works ^[3]. | Building age at CO | Coastal (within 3 mi)? | First inspection due |

Which buildings need a milestone inspection?

The rule applies to condominium and cooperative buildings that are three stories or more in height, per section 553.899(2), F.S. ^[2]. Single-family homes, duplexes, and most townhomes under three stories are outside this specific statute, though some may fall under separate local structural inspection ordinances. Height is measured by number of stories, not overall building height in feet, and the statute doesn't carve out an exception for small associations or buildings with few units. A three-story, 12-unit condo in a small town has the exact same milestone inspection obligation as a 40-story oceanfront tower. Mixed-use buildings with condo units above ground-floor retail are generally still covered if they meet the height threshold. If you're unsure whether your building counts, the fastest confirmation is a call to your county or city building department, since they're the ones who track compliance and send notices.

What happens during a Phase 1 and Phase 2 milestone inspection?

Phase 1 is a visual-only structural survey. The licensed engineer or architect walks the building, inside and out, looking at load-bearing walls, columns, slabs, balconies, and other primary structural components for signs of "substantial structural deterioration," a term the statute defines as deterioration that affects the load-bearing elements' ability to perform their function ^[2]. No walls get opened, no concrete gets cored, at this stage. If Phase 1 turns up nothing concerning, the inspector files a report and you're done until the 10-year cycle comes back around. If Phase 1 finds something, the law requires Phase 2, which is a more invasive, targeted investigation of the specific problem areas identified. That might mean core samples of concrete, exposing rebar to check for corrosion, or other destructive testing methods the engineer determines are necessary. The statute is specific that Phase 2 isn't a full re-inspection of the whole building, it's follow-up testing on whatever Phase 1 flagged ^[2]. Costs and timelines for Phase 2 depend entirely on what's wrong and how much of the building it affects, so there's no honest flat number to quote here. Get bids from your Phase 1 engineer or a qualified structural firm once you know what needs testing.

How much does a milestone inspection cost?

There's no statewide fee schedule, and costs vary a lot by building size, height, age, and how much of the structure is hard to access (think waterfront balconies, parking garages, or older buildings with limited drawings on file). Industry reporting and trade group estimates commonly put Phase 1 costs somewhere in the range of a few thousand dollars for a small low-rise up to tens of thousands for a large high-rise, but nobody publishes a reliable statewide average, so get multiple bids from licensed engineers rather than trusting a single number online. Phase 2, if triggered, adds cost on top of Phase 1 because it involves physical testing, lab analysis of core samples, and often a more detailed written report. If Phase 2 finds structural problems that need repair, that repair cost is separate again and can run into hundreds of thousands or millions of dollars depending on severity, which is part of why Florida also overhauled its reserve funding rules in the same legislative package ^[4]. Boards should budget for the inspection itself as an operating or reserve line item, get at least two or three quotes from Florida-licensed engineers or architects, and ask each bidder directly whether their price includes Phase 2 contingency work or just Phase 1.

What is a reserve study, and what is it for an HOA or condo?

A reserve study is a professional assessment of a building's major components (roof, paving, painting, structural elements, plumbing, elevators, and similar) that estimates each component's remaining useful life and the cost to repair or replace it, then calculates how much money the association should be setting aside each year to cover that future cost without a surprise special assessment. For Florida condos, this isn't just good practice anymore. It's largely a statutory requirement. Section 718.112(2)(f), F.S. requires associations to complete a "structural integrity reserve study" (SIRS) at least every 10 years for buildings three stories or higher, covering specific components: roof, load-bearing walls, primary structural members, floor, foundation, fireproofing and fire protection systems, plumbing, electrical, waterproofing, exterior painting, and windows ^[4]. The study has to be performed by a licensed engineer, architect, or a reserve specialist meeting the qualifications the statute lays out, and it has to include, per the statute, "a visual inspection" and a determination of "the estimated remaining useful life" and "the estimated replacement cost" for each covered component ^[4]. For a full breakdown of what goes into one, see our reserve study guide, and if you're comparing it against a standard HOA (non-condo) reserve study, our HOA reserve study explainer covers the differences.

How much should an HOA or condo have in reserves?

There's no single dollar figure or percentage that applies to every building, because the right reserve amount depends entirely on your specific components, their age, and their replacement cost. That's exactly why the SIRS calculation exists instead of a flat rule. What the statute does require, as of the reserve funding rules tied to SIRS-covered components, is full funding: associations can no longer vote to waive or reduce reserves for the components the SIRS study covers ^[4]. That's a real shift from the old rules, where many associations chronically underfunded reserves and used member votes to keep assessments artificially low. Now, for condo buildings under the SIRS mandate, the reserve contribution for structural components has to match what the study says is needed. Full stop. A reasonable planning heuristic some reserve specialists use is comparing your reserve balance to your total estimated replacement cost across all components, sometimes called a "percent funded" figure, with anything under 30% considered weak and 70%+ considered strong. But this is industry practice, not a Florida statutory threshold, so treat it as a rule of thumb rather than a legal benchmark. The only hard number in the statute is that SIRS-covered components must be funded at the level the study recommends, without membership waiver ^[4].

What is an HOA assessment, and how is it different from a special assessment?

A regular (or "annual") assessment is the routine fee every owner pays, usually monthly or quarterly, to cover operating costs and fund reserves. It's set by the board's budget process and is predictable, recurring, and tied to your governing documents' assessment formula. A special assessment is a one-time (or limited-duration) additional charge the board levies when there's a cost the regular budget and reserves can't cover, often a large unexpected repair, an insurance shortfall, or exactly the kind of structural repair a milestone inspection or SIRS study can uncover. Special assessments are legal under Florida law and don't require a membership vote in most condo associations unless the governing documents say otherwise, though large assessments sometimes trigger notice or meeting requirements under section 718.112, F.S. If your board is staring down a milestone inspection finding or a SIRS funding gap, a special assessment is often the tool that closes it, since reserves built up gradually rarely match a sudden, large repair need. For a deeper look at how these get structured and communicated to owners, see HOA special assessment.

Are HOA or condo special assessments tax deductible?

For most owners, no. A special assessment used for capital improvements or major repairs to the building isn't deductible as a personal expense, the same way you can't deduct the cost of a new roof on your own house. The IRS generally treats these as additions to the cost basis of your unit rather than a deductible expense, which matters later when you sell (a higher basis reduces taxable gain). There's a narrow exception: if you rent out your unit as investment or rental property, special assessments tied to repairs (not improvements) may be deductible as a business expense in the year paid, and assessments for capital improvements can typically be depreciated over time. This is a real tax question with real stakes, and it depends on your personal tax situation, so this isn't something a board or a blog post can answer for you individually. Talk to a CPA or tax attorney familiar with real estate before assuming either way.

What happens if my association misses the milestone inspection deadline?

Local building officials enforce the milestone inspection requirement, and consequences typically include code enforcement action, fines, and in serious cases the building official can require the association to submit a repair plan or restrict occupancy if the building is found unsafe. The exact enforcement mechanism varies by county because it runs through local code enforcement processes layered on top of the state statute ^[2]. Beyond legal exposure, missing the deadline creates a real practical problem. Unit owners in Florida increasingly ask for milestone inspection and SIRS documentation before buying, and mortgage lenders and condo insurers have gotten more aggressive about requiring proof of structural compliance before writing or renewing coverage. A building that's out of compliance can see insurance non-renewals or coverage restrictions, which is a bigger financial threat to most associations than the inspection cost itself. See condo special assessment insurance for how insurers are treating these gaps. Boards that are behind should contact their local building official proactively rather than waiting for a notice. Most jurisdictions would rather see a board actively working toward compliance than ignoring the deadline entirely, and getting ahead of it gives you more room to negotiate timeline and avoid a compressed, expensive rush to hire an engineer.

How do I get organized for a milestone inspection and SIRS deadline?

Start by pulling your certificate of occupancy to confirm the exact age trigger, then call your county or city building department to confirm whether they've already sent a notice or set a phase-in date for your specific building. Don't assume. Phase-in schedules and local ordinance overlaps (Miami-Dade and Broward in particular have their own recertification history) mean two buildings built the same year in different counties can have different effective deadlines. Next, get bids from at least two or three Florida-licensed engineers or architects for the milestone Phase 1 inspection, and ask whether they also do SIRS work, since some firms bundle both since the components overlap. Budget separately for the possibility of a Phase 2 finding; don't assume Phase 1 is your only cost. This is also the point where a lot of boards get buried in paperwork: multiple deadlines, multiple vendor bids, board meeting notices, owner communications about a possible special assessment, all landing at once. That's the exact gap our $199 Building-Specific Board Compliance Kit is built to close. It organizes your building's specific milestone and SIRS deadlines, tracks vendor bids and documents, and gives you templates for owner notices. It doesn't replace your engineer, your reserve specialist, or your association's attorney, and it doesn't tell you whether your building is "compliant," that determination belongs to the licensed professionals the statute requires and your local building official. It just keeps the moving parts from falling through the cracks. Finally, loop in your association's counsel early, especially if you're facing a special assessment that might need specific notice language or a membership meeting under your governing documents. Statutes and local ordinances change; always confirm current requirements with counsel and your county before finalizing a compliance plan.

Frequently asked questions

What is a reserve study?

A reserve study is a professional evaluation of a building's major components, like the roof, plumbing, and structural elements, that estimates each one's remaining life and future replacement cost, then recommends annual funding levels. Florida condos three stories or higher must complete a structural integrity reserve study (SIRS) at least every 10 years under section 718.112(2)(f), F.S. ^[6].

What is a reserve study for an HOA?

For non-condo HOAs, a reserve study works the same way conceptually, projecting future repair and replacement costs for shared components like roads, pools, and clubhouses, but Florida's SIRS mandate specifically applies to condominium and cooperative associations, not standard single-family HOAs. Check your governing documents and local ordinances for any separate HOA reserve requirements.

What is an HOA assessment?

An assessment is a fee the association charges owners to cover operating costs and reserves. Regular assessments are recurring and budgeted annually; special assessments are additional, often one-time charges levied when an unexpected or large cost, like a milestone inspection repair finding, exceeds what reserves and regular dues can cover.

How much should an HOA have in reserves?

There's no fixed dollar amount or percentage required by law for standard HOAs. For SIRS-covered condo components, Florida law requires full funding at whatever level the reserve study calculates, with no membership waiver allowed ^[6]. Some reserve specialists use a rough 70%+ "percent funded" benchmark as healthy, but that's industry practice, not statute.

How much does a reserve study cost?

Costs vary widely by building size and complexity; there's no single reliable statewide average published by a government source. Get bids from at least two or three licensed engineers, architects, or qualified reserve specialists, and confirm whether the quote covers the full SIRS component list required under section 718.112(2)(f), F.S. ^[6].

Are HOA special assessments tax deductible?

Generally no for personal residences; special assessments for capital repairs typically add to your unit's cost basis rather than being deductible in the year paid. If your unit is a rental or investment property, some assessments may be deductible or depreciable. Talk to a CPA about your specific situation before assuming either way.

When is the Florida milestone inspection deadline?

Buildings three stories or more must complete Phase 1 by December 31 of the year they turn 30 (or 25 if within three miles of the coast), based on the certificate of occupancy date, then every 10 years after ^[2]. Buildings already past that age before July 1, 2022 follow a local phase-in schedule set by their building official.

Does my building need a milestone inspection if it's under three stories?

No. Section 553.899, F.S. applies specifically to condominium and cooperative buildings three stories or higher ^[2]. Buildings under that height aren't covered by this particular statute, though some local jurisdictions have separate structural inspection ordinances worth confirming with your building department.

What's the difference between Phase 1 and Phase 2 milestone inspections?

Phase 1 is a visual-only structural survey by a licensed engineer or architect. If it finds "substantial structural deterioration," the law requires Phase 2, which involves more invasive testing like concrete coring, to determine the extent of the problem and what repairs are needed ^[2].

Can a condo association vote to waive reserve funding in Florida?

No, not for SIRS-covered structural components. Florida law eliminated the ability of condo associations to vote to waive or reduce reserve funding for the components covered by the structural integrity reserve study, meaning full funding at the study's recommended level is now mandatory ^[6].

What happens if a Florida condo misses its milestone inspection deadline?

Local building officials can pursue code enforcement action, fines, and in serious cases restrict occupancy or require an immediate repair plan. Beyond legal risk, non-compliance increasingly triggers insurance non-renewal or coverage restrictions, since insurers now often ask for milestone and SIRS documentation before writing or renewing condo policies.

Is a milestone inspection the same as a SIRS study?

No, they're related but separate requirements. The milestone inspection (section 553.899, F.S.) is a structural safety inspection tied to building age. The SIRS study (section 718.112(2)(f), F.S.) is a reserve funding analysis covering specific components. Many buildings need both, and some engineering firms handle both together.

Sources

1. NIST, National Construction Safety Team Act Investigation of Champlain Towers South Condominium Collapse: Champlain Towers South collapse in Surfside, June 2021, killed 98 people and prompted Florida's legislative response
2. Florida Senate, Statutes 2023, section 553.899: milestone inspection definition, three-story threshold, 30-year/25-year coastal deadline, Phase 1/Phase 2 structure, 10-year recurrence
3. Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes: DBPR oversight and guidance role for condominium associations regarding milestone inspection and SIRS compliance
4. Florida Senate, Statutes 2023, section 718.112: reserve funding rules and special assessment notice provisions for condominium associations
5. Florida Senate: Defines key terms used in Florida condominium law, relevant to milestone inspection requirements
6. Florida DBPR: Provides FAQ guidance on milestone inspection requirements for condo buildings
7. Internal Revenue Service: Explains tax treatment of assessments and capital improvements relevant to whether special assessments are tax deductible
8. Florida Senate: Defines association powers including the ability to levy special assessments
9. Florida Senate: Outlines HOA financial reporting and reserve requirements for non-condo associations