1. Understand the requirements: SIRS and milestone inspections
Florida law now requires that every condominium building three stories or taller complete a Structural Integrity Reserve Study (SIRS) and, if applicable, a milestone inspection by December 31, 2026. The SIRS is a detailed evaluation of the building’s major structural components—such as the roof, load-bearing walls, foundation, plumbing, electrical, and fire safety systems—to determine their remaining useful life and the funds needed for future repairs or replacement. The milestone inspection, conducted by a licensed engineer or architect, focuses on the building’s structural soundness and safety. Both are mandatory for compliance and long-term planning.
Boards should review the latest Florida statutes and consult with their association attorney or management company to confirm whether their building qualifies for both requirements and to clarify any ambiguities in the law.
2. Select qualified professionals
The law requires that both the SIRS and milestone inspection be performed by licensed professionals. Boards should solicit proposals from engineers or architects with experience in condominium structural assessments. Review references, confirm licensing through the Florida DBPR portal, and ensure the scope of work matches statutory requirements.
Consider interviewing multiple firms and asking for sample reports. A thorough, clear report will make compliance and future planning much easier.
3. Schedule inspections and reserve studies early
Don’t wait until the last quarter of 2026. Qualified professionals will be in high demand as the deadline approaches. Schedule your SIRS and milestone inspection as soon as possible to avoid delays and premium pricing. Early scheduling also gives your board time to address any urgent repairs or funding gaps identified in the reports.
4. Gather and organize documentation
Before the inspection, assemble all relevant documents:
- Previous reserve studies and budgets
- Maintenance records and repair invoices
- Architectural plans and permits
- Insurance policies and appraisals
- Board meeting minutes related to repairs
or reserve funding
Having these records ready will streamline the inspection process and demonstrate your board’s diligence.
5. Communicate with residents
Transparency is now a legal and practical necessity. Notify residents about the upcoming SIRS and milestone inspection, explain why these steps are required, and outline the potential impact on reserves, assessments, and future repairs. After the reports are complete, share the findings and the board’s action plan. This builds trust and reduces the risk of rumors or misunderstandings.
Consider hosting a Q&A session or distributing a summary FAQ to address common owner concerns.
6. Review findings and update your reserve plan
Once the SIRS and milestone inspection are complete, review the reports in detail at a board meeting. Identify any urgent repairs, long-term maintenance needs, and funding shortfalls. Update your reserve schedule and budget to reflect the new data. Under HB 913, boards may have flexibility to pause reserve contributions for up to two years if urgent repairs are identified and owners approve.
7. Handle reporting and compliance
Florida law now requires associations to register online with the Division of Condominiums, providing details such as board contact information, building age, inspection dates, and reserve funding status. This information must be kept current within 30 days of any changes. Upload the SIRS and milestone inspection reports to your association’s secure website or portal, and ensure they are accessible to owners and, if required, to regulators.
8. Plan for funding and financing options
If your SIRS or milestone inspection identifies major repairs, your board may need to consider special assessments, loans, or lines of credit. HB 913 allows associations to borrow for reserves if permitted by your governing documents. Work with your management company and financial advisor to evaluate the best options for your community’s needs and risk tolerance.
9. Prepare for future cycles
The SIRS and milestone inspection are not one-time events. Reserve studies must be updated at least every 10 years, and milestone inspections recur every 10 years after the initial review. Set calendar reminders, update your board’s annual planning checklist, and document lessons learned from this cycle to make the next round smoother.
10. Stay informed and seek expert help
Florida’s condo laws continue to evolve. Subscribe to updates from the Florida DBPR, attend board education sessions, and consult with your management company or legal counsel as needed. If your board is working through the SIRS and milestone inspection process, Condominium Associates’ team can help you stay compliant and confident.
