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Welcome to our Condo resource page where you can access the latest information on the new state condo regulations, important forms, information on milestone inspections, the county’s special assessment loan program, Miami-Dade HOA database and more.
Milestone Inspection (MI)
Definition: “Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing elements and the primary structural members and primary structural systems as those terms are defined in s. 627.706, by an architect licensed under chapter 481 or engineer licensed under chapter 471 authorized to practice in this state for the purposes of attesting to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building. The purpose of such inspection is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the firesafety code. The milestone inspection services may be provided by a team of professionals with an architect or engineer acting as a registered design professional in responsible charge with all work and reports signed and sealed by the appropriate qualified team member.
More Information: Florida’s Milestone Inspections
Miami-Dade Condominiums | Milestone Inspections (MI)
Miami-Dade County has had a building recertification program since 1975. On June 1, 2022, the county commission updated the program to align the new state law requirements for milestone inspections, which apply to all condo buildings regardless of height. If an association has already completed its 40-year building recertification, that will count as its milestone inspection.
- All buildings built on or before 1982 that have already had an initial recertification inspection through Miami-Dade’s 40-Year program will continue to follow the established schedule.
- Coastal condominium and cooperative buildings three stories or taller built between 1983 and 1997 and located within three miles of the coastline must have a recertification inspection by December 31, 2024, and every 10 years thereafter. These buildings are being identified through a GIS mapping project. All other buildings built between 1983 and 1992 must have a recertification inspection by December 31, 2024, and every 10 years thereafter.
- All condominium and cooperative association buildings that are three stories or taller located within three miles of the coastline built on or after 1998 must have a building recertification inspection when the building age reaches 25 years, and every 10 years thereafter. All other buildings built on or after 1993 must have a recertification inspection when the building age reaches 30 years, and every 10 years thereafter.
For more information, visit Miami-Dade County’s Recertification
Broward Condominiums | Milestone Inspections (MI)
In May 2023, the Broward County Board of Rules and Appeals (BORA) revised the Building Safety Inspection Program, lowering the initial inspection age from 40 to 25 years for buildings and structures. This change aligns with Florida Statute 553.899, aiming to enhance building safety and resilience. Subsequent inspections are mandated every 10 years following the initial 25-year inspection.
The updated program requires property owners to conduct structural and electrical inspections upon reaching the 25-year milestone. Exemptions include one- and two-family dwellings, U.S. government buildings, State of Florida buildings, schools under the jurisdiction of the Broward County School Board, buildings on Indian reservations, and structures under 3,500 square feet.
For comprehensive details on the revised Building Safety Inspection Program, including inspection schedules, reporting procedures, and compliance requirements, property owners and associations should consult the official BORA policy document.
Building Safety Inspection Program Packet & BSIP FAQ
Broward County’s Recertification
Enforcement
Each local government is tasked with enforcing milestone inspections (recertifications). Please contact the city or county’s building department for more information on a building’s milestone inspection report.
Structural Integrity Reserve Studies (SIRS)
What is a SIRS? Florida’s Structural Integrity Reserve Studies (SIRS)
SIRS Compliance Rate
The compliance rate for Structural Integrity Reserve Studies (SIRS) among Miami-Dade condominiums stands at 47.6% as of Feb. 24, 2025.
The SB 4D database includes 1,653 condominiums that have reported being three or more stories tall, as required under Senate Bill (SB) 4D. Meanwhile, the SIRS database lists 787 associations that have self-certified the completion of their required SIRS. This means that 47.6% of condo buildings subject to the SIRS requirement have reported compliance. However, the remaining 52.4% may still have time to complete the process.
Condominium associations that existed on or before July 1, 2022, were originally required to complete the SIRS by December 31, 2024. However, associations with a milestone inspection deadline of December 31, 2026, may complete the SIRS simultaneously with the milestone inspection, effectively providing them with an extension. A significant challenge in tracking compliance is the absence of a dedicated field for certificates of occupancy in the department’s database, making it difficult to determine which associations qualify for this extension. Additionally, associations that have contracted for a milestone inspection and are currently on a waitlist may receive an extension from the local enforcement agency. If they plan to conduct their SIRS in conjunction with their milestone inspection, they may also qualify for an extension.
SIRS Enforcement
The Florida Department of Business and Professional Regulation, Division of Condominiums, Timeshares, and Mobile Homes is responsible for investigating complaints and enforcing compliance. Failure to comply is considered a breach of fiduciary duty by the association’s officers and directors, which could result in legal consequences.
Click on the Links Below for:
DBPR’s List of Condos Requiring SIRS
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