Condo Laws & Milestone/SIRS Requirements in Florida

What New Yorkers must review in HOAs before buying

Florida tightened condo safety rules after the Surfside tragedy. If you’re relocating from New York—and eyeing a Florida condo—you’ll need to understand two pillars: Milestone Inspections (structural checkups) and SIRS (Structural Integrity Reserve Studies for funding). Done right, these protect owners and buildings; ignored, they can mean surprise special assessments and loan issues.

1) Milestone Inspections: the structural checkups

What they are: Engineer/architect inspections for buildings three stories or higher. A Phase 1 visual survey determines if a Phase 2 (more invasive) is needed. Local building officials notify associations; after notice, Phase 1 must be completed within set timeframes. Buildings generally hit their first milestone at 30 years (or 25 years if near the coast) and every 10 years thereafter. The Florida Senate

Key timing: Statute and local pages spell out deadlines; for older buildings the state and cities have emphasized completion and submission windows (e.g., 180 days after official notice). Check the building’s age and any city/county notices to confirm compliance dates. Online Sunshine+1

Where to verify: Florida’s DBPR “Condo Safety” portal consolidates guidance, FAQs, and timelines for milestone inspections. Ask the HOA/property manager for the most recent milestone report and proof of submission to the local agency. DBPR Condo Info & Resources+1

2) SIRS (Structural Integrity Reserve Study): the funding plan

What it is: A required reserve study for 3-story+ condo/co-op buildings, completed at least every 10 years. It identifies critical components (structure, roof, waterproofing, etc.), estimates remaining life and costs, and sets mandatory reserve contributions. Associations subject to SIRS cannot vote to waive or underfund reserves for listed structural components. MyFloridaLicense+2Online Sunshine+2

Why it matters: Lenders increasingly ask if SIRS is done, whether budgets match required funding, and whether there are deferred structural items. Underfunded reserves or missed studies can derail conventional financing and push cash requirements higher. DBPR’s guidance page outlines the new cadence and scope. DBPR Condo Info & Resources

3) How these rules affect your monthly cost (and risk)

• Lower surprise risk, higher predictability: Milestone + SIRS are meant to surface issues early and fund repairs gradually, instead of via emergency assessments. AP News

• But costs can rise first: Aging buildings catching up on maintenance may see special assessments and higher monthly dues during the transition, especially if reserves were historically waived. News coverage and practitioner briefs have highlighted the budget shock in some associations. Wall Street Journal

4) Documents New Yorkers should request (before you make an offer)

1. Latest Milestone report(s) and any Phase 2 scope; proof of submission to the local agency. Online Sunshine

2. Current SIRS (or proof of scheduling) and the budget showing required SIRS line items fully funded. MyFloridaLicense

3. Engineer letters on structural repairs in progress, plus contracts, schedules, and funding plans.

4. Past 2–3 years’ financials: operating budget, reserve schedule, special assessments, insurance declarations.

5. Board minutes and owner communications discussing concrete restoration, waterproofing, or garage/porch work.

6. Local compliance correspondence (city/county portals sometimes post milestone deadlines and submissions). City of Tampa

5) Quick compare: Florida vs. New York

TopicFlorida (statewide)New York (typical condo reality)Structural inspectionsMilestone at 30 yrs (25 coastal) and q10y thereafter for 3-story+NYC has separate regimes (Local Law inspections apply to facades for certain buildings), but no statewide condo milestone analogueReserve studySIRS q10y for 3-story+; structural reserves cannot be waived/underfundedReserve practices vary by building; no statewide “SIRS” mandateEnforcement signalsDBPR guidance; local building officials manage notices/reportsCity/regional rules vary

(Your attorney will translate how a given building’s obligations line up with financing and closing timelines.) DBPR Condo Info & Resources+1

6) Red flags that deserve a deeper look

• No posted milestone or SIRS when clearly required by building age/height. DBPR Condo Info & Resources

• Budgets that omit SIRS line items or underfund required components. PropFusion

• Repeated roof, slab, garage, or waterproofing leaks without a funded plan.

• Vague “we’ll assess later” language—ask for dates, bids, and engineer certifications.

• Insurance hurdles tied to structural items (another sign of deferred work).

7) Practical timeline for buyers

1. Pre-tour: Check building age/height; confirm whether milestones/SIRS should already exist. Use the city’s page or ask the manager. City of Tampa

2. Offer stage: Make your offer contingent on satisfactory review of milestone, SIRS, budgets, minutes, insurance, and any mandated repairs.

3. Contract period: Have an attorney/engineer review reports; verify funding matches SIRS; confirm any deadlines and penalties with the local authority. DBPR Condo Info & Resources

4. Before closing: Price true monthly (dues + upcoming assessments) and ensure your lender signs off on the docs.

8) For board members & sellers

• Keep your milestone and SIRS current, publish summaries to owners, and align budgets now.

• If you’re listing, package: reports, insurance, financials, special-assessment schedules, and proof of local submissions—it speeds lender reviews and protects contract timelines. DBPR Condo Info & Resources

Bottom line

Florida’s Milestone (safety) and SIRS (funding) rules push transparency and long-term planning. Smart buyers will insist on the reports, verify funding, and price upcoming work into offers. Do that, and you’ll avoid surprises—and land in a building that’s safe, financeable, and built to last.

Want a condo short-list with milestone/SIRS status, estimated true monthly, and a clean checklist for your attorney and lender? I’ll package it for you.

Fernanda Stucken — Tampa Bay Realtor
📧 contact@fernandastucken.com | 📞 (347) 216-6620

This article is educational, not legal advice. Always consult your real-estate attorney and a licensed engineer for your specific building.