Florida condo record guide
What is the difference between a milestone inspection and SIRS?
Short answer
A milestone inspection evaluates structural condition in covered older condominium and cooperative buildings. A Structural Integrity Reserve Study, or SIRS, evaluates specified building components and the reserves needed for future repair or replacement. They are distinct processes, even when their timing or records overlap.
Last verified August 4, 2026Two records, two questions
| Record | Core question | Seller relevance |
|---|---|---|
| Milestone inspection | Does the building show substantial structural deterioration? | Phase 1 or Phase 2 findings, repair scope, notices, and timelines can shape buyer confidence and project review. |
| SIRS | What specified components and reserve funding need to be planned? | Study results, budget decisions, reserve funding, and future costs can become part of the buyer’s building review. |
What the Florida statute says
Florida Statutes §553.899 generally applies milestone inspections to covered condominium and cooperative buildings with three or more habitable stories at 30 years and every 10 years after that. A local enforcement agency may require the first inspection at 25 years based on local circumstances, including proximity to salt water. If Phase 1 finds signs of substantial structural deterioration, Phase 2 is required.
Laws, deadlines, local enforcement, and an individual building’s status can change. Check the current statute, DBPR guidance, local notices, and the association’s actual records.
A seller-readiness sequence
- 01Ask what milestone and SIRS requirements apply to the building.
- 02Locate completed reports, notices, minutes, budgets, and repair or funding decisions.
- 03Do not summarize engineering or legal conclusions beyond the documents.
- 04Make records available through the process required by the contract and applicable law.
- 05Let the buyer, lender, association, title team, and advisers make their own decisions.
Evidence ledger
Read the primary sources.
Education only—not legal, tax, lending, engineering, or title advice. Association records, contracts, statutes, and professional guidance control the result.
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