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Milestone Inspections & SIRS: The 2025–2026 Deadlines

LEGAL ACCURACY LAST VERIFIED / September 12, 2026

Florida condominium and cooperative buildings three stories or higher face two structural-safety obligations with hard deadlines: the milestone inspection and the Structural Integrity Reserve Study (SIRS). Here is where those deadlines actually stand, and one records-transparency rule that took effect in 2026.

Short answer

The 2026 Florida deadlines in plain words

The Structural Integrity Reserve Study (SIRS) deadline for most Florida condo and co-op buildings three stories or higher was December 31, 2025, after HB 913 extended it by one year. Associations that must complete a milestone inspection by December 31, 2026 may complete the SIRS at the same time, so for those buildings the SIRS is due December 31, 2026. A milestone inspection is triggered when a building reaches 30 years old, or 25 years old for buildings within three miles of the coast where the local building official applies the earlier date, and it repeats every 10 years after that. Confirm which deadline applies to your building with your engineer or association counsel before you budget around it.

Why these requirements exist

SB 4-D was enacted May 26, 2022, in direct response to the June 24, 2021 Champlain Towers South collapse in Surfside, which killed 98 people. It introduced milestone structural inspections for condo and co-op buildings three stories or higher, and mandatory reserve funding tied to a Structural Integrity Reserve Study.

The SIRS deadline moved twice

The original SIRS deadline was December 31, 2024. HB 913 (2025) extended it one year to December 31, 2025.

There is an exception. Associations that must complete a milestone inspection by December 31, 2026 may complete the SIRS at the same time, in which case the SIRS deadline effectively becomes December 31, 2026. Know which deadline your building falls under before you plan around it.

The 2026 records-transparency rule

Effective January 1, 2026, associations managing a condominium with 25 or more units (excluding timeshares) must post copies of specified official records online. This is a governance obligation distinct from the structural deadlines, but it lands in the same window.

Where CCG fits

We do not perform the engineering inspection or write the SIRS, that is not our lane. What we do is make sure that when your building takes a covered loss, the insurance claim is documented and paid in full, so recovery is not competing with the reserve funding these deadlines require.

Commonly Asked Questions

What is a SIRS?

A Structural Integrity Reserve Study, or SIRS, is a study of the building parts that hold a condo or co-op building up and keep water out, such as the roof, load-bearing walls, floors, foundation, and waterproofing. It sets how much money the association must put in reserves for each of those items and when. Florida requires it for condo and co-op buildings three stories or higher, and the board cannot waive or reduce those reserves.

When is the SIRS deadline in Florida?

HB 913 extended the SIRS deadline to December 31, 2025 for most buildings. Associations that must complete a milestone inspection by December 31, 2026 may complete the SIRS at the same time, which moves their SIRS deadline to December 31, 2026. Check which group your building falls into before planning around either date.

What is a milestone inspection?

A milestone inspection is a structural review by a licensed engineer or architect of a condo or co-op building three stories or higher. It is triggered when the building reaches 30 years old, or 25 years old within three miles of the coast where the local building official applies the earlier date, and then every 10 years. Phase one is a visual review. Phase two, with testing, is only required if phase one finds signs of substantial structural deterioration.

How much does a milestone inspection cost?

It varies with the size and age of the building, how many buildings the association has, and whether a phase two inspection is needed. The association pays for it, usually from operating funds or a special assessment, and the cost is not something an insurance policy covers. Get written proposals from more than one licensed engineer before you commit.

What happens if a condo misses the SIRS deadline?

Florida law treats an association's failure to complete a required SIRS as a breach of the officers' and directors' fiduciary duty to the unit owners. The Division of Florida Condominiums can also get involved, and lenders and buyers often ask for the study before they will finance or close on a unit. The practical answer is to get the study ordered and document why it is late, rather than wait for the next deadline.

Sources

DBPR official condominium timeline : condos.myfloridalicense.com
Florida Senate CS/CS/HB 913 (2025) committee summary : flsenate.gov
Fla. Stat. § 553.899 (milestone inspections: 30-year and 25-year coastal triggers, 10-year cycle)
Fla. Stat. § 718.112(2)(g) (structural integrity reserve study; failure to complete is a breach of fiduciary duty)

This page is for general information, not legal advice or a coverage determination. Confirm any deadline or obligation against your policy, your association’s governing documents, and current Florida law.

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