Condominium associations
Milestone Inspections and Structural Integrity Reserve Studies
Florida requires condominium and cooperative buildings of three or more habitable stories to have a milestone structural inspection and a structural integrity reserve study. A licensed engineer explains what the statute asks of your association.
The requirement
What Florida asks of your building
Since the 2022 condominium safety reforms, Florida's milestone inspection law applies to condominium and cooperative buildings of three or more habitable stories. The first inspection is due by December 31 of the year the building turns 30, measured from its certificate of occupancy, and then every 10 years. Local enforcement agencies may require it at 25 years where conditions such as proximity to salt water warrant it.
A milestone inspection has two phases. Phase one is a visual examination by a licensed engineer or architect, with a report on the building's structural condition. If phase one finds substantial structural deterioration, phase two is a deeper investigation, with testing as the engineer judges necessary, and repairs must then begin on the statutory timeline.
The structural integrity reserve study, the SIRS, is the companion requirement: a study of the building's structural and life-safety components and the reserves needed to maintain them. Associations can no longer waive reserves for the components the statute lists, and buyers must receive the milestone summary and the SIRS before closing.
How we work with your board
- A plain-language briefing on what applies to your building and when, before any proposal.
- Phase one inspection and report, delivered in the format your local enforcement agency expects.
- Phase two investigation and repair design when phase one calls for it, with the testing scope agreed with the board.
- The structural integrity reserve study, coordinated with your reserve specialist and your insurance requirements.
Deadlines, fines and the statutory details change with each legislative session. We confirm the current requirements for your building with your local building department before we start, and we say so in writing.
Who this is for
Boards, managers and owners
A report the board can act on and a reserve study the members can understand.
One engineering contact for the inspection, the follow-up and the repair documents.
Clear answers about what the inspection found and what it means for the building and the assessments.
Frequently asked questions
Milestone and SIRS questions
Straight answers from licensed engineers — no jargon, no runaround. If your question is not listed here, call us and we will answer it directly.
Which buildings need a milestone inspection?
Condominium and cooperative buildings of three or more habitable stories, once they reach 30 years from their certificate of occupancy (25 where the local enforcement agency requires it), and every 10 years after.
Who can perform it?
A licensed Florida engineer or architect. BOZ's inspections are performed by a licensed Professional Engineer.
What if phase one finds problems?
The law requires a phase two inspection and, where repairs are needed, a repair programme on the statutory timeline. We design the repairs and prepare the documents.
Is the SIRS the same as a reserve study?
No. A SIRS covers the structural and life-safety components the statute lists; a general reserve study covers everything else. Many associations commission both together.
Send us the building's address, year built and number of stories. We will tell you what applies, what it takes and what it costs, within one business day.