Florida condo record guide
What is the difference between a milestone inspection and SIRS?
Short answer
A milestone inspection evaluates structural condition in covered older condominium and cooperative buildings. A Structural Integrity Reserve Study, or SIRS, evaluates specified building components and the reserves needed for future repair or replacement. They are distinct processes, even when their timing or records overlap.
Last verified August 4, 2026Two records, two questions
| Record | Core question | Seller relevance |
|---|---|---|
| Milestone inspection | Does the building show substantial structural deterioration? | Phase 1 or Phase 2 findings, repair scope, notices, and timelines can shape buyer confidence and project review. |
| SIRS | What specified components and reserve funding need to be planned? | Study results, budget decisions, reserve funding, and future costs can become part of the buyer’s building review. |
What the Florida statute says
Florida Statutes §553.899 generally applies milestone inspections to covered condominium and cooperative buildings with three or more habitable stories at 30 years and every 10 years after that. A local enforcement agency may require the first inspection at 25 years based on local circumstances, including proximity to salt water. If Phase 1 finds signs of substantial structural deterioration, Phase 2 is required.
Laws, deadlines, local enforcement, and an individual building’s status can change. Check the current statute, DBPR guidance, local notices, and the association’s actual records.
Choose the comparison
This guide compares a structural inspection with a reserve study. The buyer record guide compares two funding documents, while the inspection-outcome guide explains how to present either result.
Owners dealing with Phase 2 findings and any resulting repair program should use the Phase 2 findings and repairs guide.
A seller-readiness sequence
- 01Ask what milestone and SIRS requirements apply to the building.
- 02Locate completed reports, notices, minutes, budgets, and repair or funding decisions.
- 03Do not summarize engineering or legal conclusions beyond the documents.
- 04Make records available through the process required by the contract and applicable law.
- 05Let the buyer, lender, association, title team, and advisers make their own decisions.
The seller SIRS record guide focuses on preparing the available study and related records; this comparison guide distinguishes a structural inspection from a reserve study.
When is a Florida condo milestone inspection required?
Florida Statutes §553.899 generally requires the first inspection at 30 years for covered buildings with three or more habitable stories, then every 10 years. A local enforcement agency may set the first inspection at 25 years based on local circumstances, including proximity to salt water.
Florida Statutes §553.899 generally requires the first inspection at 30 years for covered buildings with three or more habitable stories, then every 10 years. A local enforcement agency may set the first inspection at 25 years based on local circumstances, including proximity to salt water.
Who performs a milestone inspection?
Florida law requires a licensed architect or engineer, or a team working under a licensed architect or engineer in responsible charge. The professional signs and seals the applicable inspection report.
Florida law requires a licensed architect or engineer, or a team working under a licensed architect or engineer in responsible charge. The professional signs and seals the applicable inspection report.
When is a Phase 2 milestone inspection required?
Phase 2 is required when Phase 1 identifies substantial structural deterioration. Florida Statutes §553.899 says Phase 2 may use destructive or nondestructive testing as needed to assess the affected areas and recommend a repair program.
Phase 2 is required when Phase 1 identifies substantial structural deterioration. Florida Statutes §553.899 says Phase 2 may use destructive or nondestructive testing as needed to assess the affected areas and recommend a repair program.
What does a SIRS evaluate?
Florida DBPR describes a SIRS as a reserve study covering specified structural elements, existing reserve funds, and a recommended funding plan for anticipated repair or replacement expenses. It is a financial-planning record with a visual-inspection component, not a milestone report.
Florida DBPR describes a SIRS as a reserve study covering specified structural elements, existing reserve funds, and a recommended funding plan for anticipated repair or replacement expenses. It is a financial-planning record with a visual-inspection component, not a milestone report.
What records should a seller obtain after a milestone inspection or SIRS?
Request the signed reports, inspector-prepared summary, notices, recent minutes, budgets, repair plans, permits, assessments, and available funding updates. Use the documents' own conclusions rather than paraphrasing engineering or legal findings.
Request the signed reports, inspector-prepared summary, notices, recent minutes, budgets, repair plans, permits, assessments, and available funding updates. Use the documents' own conclusions rather than paraphrasing engineering or legal findings.
Evidence ledger
Read the sources.
Education only—not legal, tax, lending, engineering, or title advice. Association records, contracts, statutes, and professional guidance control the result.
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