1. Understand the requirements: SIRS and milestone inspections
The SIRS evaluates the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, along with any other item whose deferred maintenance or replacement cost exceeds the statutory threshold. For each one it establishes the remaining useful life and the funding required. The milestone inspection is a separate structural safety inspection, performed by a licensed engineer or architect under section 553.899. The two are not interchangeable, and a building can be subject to both.
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
If you are working to the 2026 date, do not leave it to the last quarter of the year. Qualified professionals are in high demand as deadlines approach. Schedule your SIRS and milestone inspection as early as you can to avoid delays and premium pricing. Early scheduling also gives your board time to address any urgent repairs or funding gaps the reports identify.
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, where a milestone inspection completed within the last two calendar years recommends urgent repairs, the board may pause or reduce reserve contributions for no more than two consecutive annual budgets, but only with the approval of a majority of the total voting interests, only for budgets adopted on or before December 31, 2028, and only if a structural integrity reserve study is performed before contributions resume.
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, but a special assessment, line of credit or loan used to fund reserves for SIRS items requires the approval of a majority of the total voting interests of the association. 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, Moore Property Management’s team can help you stay compliant and confident.
