What a milestone inspection is
Under Florida Statutes section 553.899 (as of 2026), a milestone inspection is a structural inspection of a condominium or cooperative building that is three or more habitable stories tall. It is performed by a Florida-licensed architect or engineer, and the association pays for the portions of the building it maintains.
It is due by December 31 of the year the building reaches 30 years from its certificate of occupancy, and every 10 years after that. A local building department may set 25 years instead based on local circumstances, including proximity to salt water. Phase one is a visual examination; a phase two inspection, which may involve testing, is required only if phase one finds substantial structural deterioration. Within 45 days of receiving the report, the association must send unit owners the inspector's summary.[1]
What a SIRS is
Under section 718.112(2)(g) (as of 2026), a structural integrity reserve study is required for each condominium building three habitable stories or higher. It must cover the roof; the structure, including load-bearing walls; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred maintenance or replacement cost over $25,000 (or the inflation-adjusted amount).
The study is based on a visual inspection and must be performed or verified by a licensed engineer or architect, or by a certified reserve specialist or professional reserve analyst. It is repeated at least every 10 years. For budgets adopted on or after December 31, 2024, an association that must obtain a SIRS may not choose to provide no reserves or less reserves than the statute requires for these items.[2]
How the two fit together
In short: the milestone inspection asks whether the structure is sound today; the SIRS estimates what the major components will cost to repair or replace and how much the association must reserve for them. A milestone inspection completed within the past 5 years may be used in place of the visual-inspection portion of the SIRS, and an association whose milestone inspection is due by December 31, 2026 may complete both at the same time (as of 2026).
If you are buying a condo, ask for both reports, along with the current budget and reserve schedule, before your review period ends.[1][2]
Key takeaways
- A milestone inspection looks at the building's structural condition; a SIRS plans reserve funding for major components.
- Both apply to condo buildings three or more habitable stories tall (as of 2026).
- Milestone inspections are due at 30 years (25 if the local building department requires it) and every 10 years after.
- A SIRS is required at least every 10 years and covers items such as the roof, structure, plumbing, electrical, waterproofing, and windows.
- A milestone inspection from the past 5 years can replace the visual-inspection part of a SIRS.
Sources
- [1]Florida Senate — Fla. Stat. 553.899, Mandatory structural inspections for condominium and cooperative buildings (2026)
- [2]Florida Senate — Fla. Stat. 718.112, Bylaws (structural integrity reserve study, (2)(g)) (2026)
Reviewed October 14, 2026. General real-estate information for Florida, not legal, tax, lending or insurance advice. Laws, rates and deadlines change — confirm property-specific facts with the agency cited, a Florida real-estate attorney, CPA or licensed insurance agent.