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Florida Condo SIRS & Milestone Deadline Checker

Use a few building facts to estimate the timing rules that may matter under Florida's current 2026 statutes. Then use the buyer checklist below to see what a deadline answer alone does not tell you.

What the current law says

Milestone inspections: generally apply to residential condo/co-op buildings with 3+ habitable stories, due by December 31 of the year the building reaches 30 years, and every 10 years afterward. A local enforcement agency may require the first inspection at 25 years based on local circumstances.

SIRS: residential condominium buildings with 3+ habitable stories generally require a structural integrity reserve study at least every 10 years. Legacy unit-owner-controlled associations existing on or before July 1, 2022 had a statutory transition deadline of December 31, 2025, with a coordination provision for milestone inspections due on or before December 31, 2026.

Florida's 2026 statute also contains timing interactions after a milestone inspection. Exact association facts, prior inspections, local rules and statutory exceptions can change the answer. Treat this checker as triage, not a compliance determination.

Primary sources: Fla. Stat. §553.899 · Fla. Stat. §718.112 · Florida DBPR FAQs · DBPR SIRS reporting/database.

Buying a Florida condo in 2026? Don’t stop at “SIRS completed.”

A filing/status check is only the first layer. Before relying on a building for a purchase, financing or client recommendation, buyers and advisors commonly need to reconcile:

  1. Milestone inspection: Was Phase 1 completed? Was Phase 2 required? What repairs remain?
  2. SIRS: Is there a current study, and what funding schedule does it recommend?
  3. Reserve funding: Does the current budget actually align with the reserve plan?
  4. Special assessments: Approved, proposed or repeatedly discussed in recent board minutes?
  5. Insurance and major projects: Any coverage, deductible, restoration or repair issues that could affect ownership costs or financing?
  6. Lender project review: Will the building satisfy the buyer’s lender or secondary-market project requirements?

This list is educational and intentionally broader than the public-record Snapshot. Private association documents and professional review may be needed for a full transaction analysis.

Need the actual building checked?

The $79 Florida Condo Diligence Snapshot + 30-Day Watch checks source-backed public signals for one association/building, records provenance, flags missing or ambiguous matches, and watches those tracked public signals for 30 days.

Order the $79 snapshotSee exactly what's included

For managers, lenders, brokers and advisors monitoring multiple associations, see the Florida Condo Compliance Radar early-access page.

Quick FAQ

Is SIRS the same as a milestone inspection?

No. They answer different questions: structural condition versus reserve planning/funding. Current law allows some timing interaction, but one does not simply replace the other in all cases.

Does a DBPR SIRS filing prove the building is financially healthy?

No. DBPR says its database displays submitted information and only complete submissions appear. Filing status does not, by itself, tell you whether reserves match the study, whether assessments are coming, or whether repairs remain.

Why would I pay for the Snapshot if the sources are public?

The value is the cross-source match, provenance, ambiguity flags, concise baseline and 30-day tracked-signal watch—not exclusive ownership of public records.