Last updated 2026-07-25
TL;DR
Florida requires milestone structural inspections for condo and co-op buildings 3+ stories, at 30 years (25 if within 3 miles of the coast), and every 10 years after. Chapter 718 also requires a Structural Integrity Reserve Study (SIRS) and fully funded reserves for items it covers. Confirm exact deadlines with your association's engineer, counsel, and county building department.
what is a milestone inspection in florida, and why is it in the news
A milestone inspection is a structural inspection of a condominium or cooperative building that's 3 stories or taller, performed by a licensed architect or engineer, required under Florida Statutes section 553.899 [1]. It's been in the news constantly since the Champlain Towers South collapse in Surfside in June 2021, which killed 98 people and pushed the Florida legislature to pass SB 4-D in 2022, later refined by SB 154 in 2023 [2]. The law requires a "Phase 1" visual inspection first. If the inspector finds substantial structural deterioration, a more invasive Phase 2 inspection follows. The statute defines the trigger plainly: buildings more than 3 stories in height must get inspected "within 30 years after the date of issuance of the certificate of occupancy for the building, and every 10 years thereafter," except that buildings within 3 miles of a coastline must get their first inspection at 25 years [1]. The reason this keeps making headlines is timing. A huge wave of Florida condos was built in the 1970s, 80s, and 90s, meaning a huge wave of buildings crossed the 30-year or 25-year mark in 2023, 2024, 2025, and 2026 all at once. Local building departments in Miami-Dade, Broward, and Pinellas counties have been swamped with filings, and some counties have published their own local deadlines and forms on top of the state law, so check with yours.
which buildings actually need a milestone inspection
Any condominium or cooperative building in Florida that is 3 stories or more above ground, based on the certificate of occupancy, falls under section 553.899 [1]. Single-family homes, duplexes, and most low-rise HOA buildings under 3 stories are not covered by this specific statute. Miami-Dade and Broward counties had their own local recertification programs (the 40-year and later 50-year requirements) years before the state law existed, and those local ordinances still apply on top of, not instead of, the state deadlines [3]. If your building sits in one of those counties, you likely have two clocks to track: the county's recertification schedule and the state's milestone inspection schedule. They don't always line up. Commercial buildings, hotels, and rental apartment buildings can have separate local recertification rules too, but the state milestone statute specifically targets condominiums and cooperatives regulated under chapters 718 and 719 [1].
when is the milestone inspection deadline for my building
The rule of thumb: 30 years from the certificate of occupancy date, or 25 years if the building is within 3 miles of the coast, then every 10 years after that [1]. For buildings that already passed the 30-year (or 25-year coastal) mark before July 1, 2022, the statute set a transition deadline requiring the initial milestone inspection by December 31, 2024, unless a local building official granted an extension [1][2]. For buildings hitting the 30-year or 25-year threshold after July 1, 2022, the inspection is due by December 31 of the year they hit that age, with local building officials holding some discretion to grant extensions of up to a set number of months on request [1]. Here's the honest caveat: local building departments interpret "within 3 miles of the coastline" and count certificate-of-occupancy dates differently, and some counties (Miami-Dade in particular) have published their own timelines that don't map cleanly onto the state statute. Your board's engineer and your county building department are the two calls to make first. Don't rely on a blog post, including this one, to nail down your exact date.
what happens after a milestone inspection finds a problem
If the licensed engineer or architect finds "substantial structural deterioration," the statute requires a Phase 2 inspection, which is more invasive and typically involves selective destructive testing (core sampling, opening walls, checking rebar) [1]. The inspector must submit a report to the local building official, and the board must distribute a summary to owners. If repairs are required, the board doesn't get to sit on the finding. Florida law requires the association to promptly begin the process of obtaining bids and scheduling repairs identified as necessary in a milestone inspection report [1]. This is often the moment a special assessment becomes real for owners, because most Florida associations under-reserved for structural repairs for decades. The building official can also require the association to submit a schedule showing repair work starting within a specified time frame after the report, and can pursue code enforcement if the board drags its feet. This is not a suggestion box. It's an enforceable regulatory process, and boards that ignore inspection findings are exposing themselves to real liability.
what is a reserve study, and how is it different from a milestone inspection
A reserve study is a financial and physical assessment of a building's major components (roof, structure, plumbing, painting, paving, and more) that estimates remaining useful life and the future cost to repair or replace each item. It's the budgeting document; the milestone inspection is the structural safety document. They overlap but aren't the same thing. Florida condo law folds a specific, mandatory version of this into chapter 718: the Structural Integrity Reserve Study, or SIRS. Under section 718.112(2)(g), condo associations with buildings 3 stories or higher must complete a SIRS at least every 10 years, covering roof, load-bearing walls, primary structural members, floor, foundation, fireproofing, electrical wiring, plumbing, and waterproofing, among other items listed in the statute [4]. The SIRS must be performed by someone qualified to perform such a study, which generally means a licensed engineer or architect, though the statute leaves some room and boards should confirm the exact credential requirement with counsel [4]. For a broader look at how a reserve study works and what it should cover beyond the state-mandated minimum, that's a good next read, and if you're on the HOA side rather than condo side, the rules differ, covered in our HOA reserve study explainer.
what is a reserve study for an hoa, and does florida require it
For homeowners associations (single-family and townhome communities governed by chapter 720, not condos under chapter 718), Florida does not currently mandate a SIRS or a state-defined reserve study the way it does for condos. HOAs can choose to waive or reduce reserve funding through a vote of the membership, something condo associations lost the ability to do for SIRS-covered items after the 2022 and 2023 reforms [4][5]. That said, a reserve study for an HOA is still smart practice even without a legal mandate. It's the only reliable way to know whether your annual assessments and reserve contributions are anywhere close to what future roof, road, or drainage replacement will actually cost. Lenders (including Fannie Mae and Freddie Mac lending guidelines for condo and PUD project reviews) also increasingly ask about reserve funding adequacy, and a documented reserve study is the cleanest way to answer that. Boards without a state mandate often skip this until a special assessment forces the issue. That's backwards. The cheapest time to get a reserve study is before you need the money, not after a pipe bursts or a roof fails.
how much does a reserve study cost
| Small HOA, non-condo | $1,500 to $5,000 | Not state-mandated; scope varies widely | |
|---|---|---|---|
| Mid-size condo, under 3 stories | $3,000 to $8,000 | SIRS not required by state law | |
| Condo, 3+ stories (SIRS required) | $6,000 to $20,000+ | Must cover structural items in 718.112(2)(g) [4] | Getting three bids from licensed, locally experienced reserve study providers is the single best move a board can make here. Prices swing a lot for reasons that don't always track quality. |
Costs vary a lot by building size, number of components studied, and whether it's a "full" study (with an on-site physical inspection) or an "update." Industry estimates from reserve study firms and community association trade groups generally put full reserve studies for condo and HOA buildings somewhere between $3,000 and $15,000 or more for larger or more complex properties, with smaller associations sometimes paying less and high-rise coastal buildings paying more due to the added structural and waterproofing scope now required under SIRS [4][6]. There isn't one authoritative government price list, so treat any number, including this range, as an estimate to verify with quotes from licensed local providers. The SIRS specifically must be performed by a licensed engineer or architect (or other qualified professional per the statute), which tends to push cost above a generic financial-only reserve study, because it requires physical inspection of structural components, more than a spreadsheet update [4]. A rough table to set expectations: | Building type | Typical reserve study cost range | Notes |
how much should an hoa or condo have in reserves
There's no single dollar figure a state statute hands you. "How much should we have in reserves" is really "how much does it cost to replace what we'll need to replace, when we'll need to replace it." That's exactly what a reserve study calculates: a funding schedule tied to each component's remaining life and replacement cost. For Florida condos, the 2022 and 2023 reforms removed the ability to waive or underfund reserves for SIRS-covered structural items starting with reserve funding for the fiscal year beginning January 1, 2025 [4][5]. Practically, that means condo boards can no longer vote to keep contributions artificially low on roof, structure, and waterproofing reserves; the SIRS number becomes the funding floor for those specific components. For everything else (painting, paving, non-SIRS items) and for HOAs generally, Community Associations Institute and various state-level guides commonly cite a target of reserves funded at 70% or more of the theoretical "fully funded" level as a reasonable health benchmark, though this is an industry rule of thumb, not a Florida statutory requirement, and boards should treat it as a planning guide rather than a legal minimum [6]. Boards chronically underfunded for years are the ones facing five- and six-figure special assessments now. A properly maintained reserve schedule is the alternative to that outcome, not a nice extra.
what is an hoa assessment, and what are hoa special assessments
A regular HOA (or condo) assessment is the recurring fee owners pay, usually monthly or quarterly, that funds operating expenses and reserve contributions. It's set in the annual budget and authorized by the association's governing documents and Florida statute, chapter 718 for condos [7] and chapter 720 for HOAs. A special assessment is a one-time (or limited-duration) additional charge, on top of the regular assessment, levied when the association needs money it doesn't have in reserves, typically for a major repair, an insurance shortfall, or a milestone-inspection-triggered structural fix. Boards generally need to follow notice requirements in the statute and their bylaws before levying one, and the amount is usually tied to each unit's ownership percentage as defined in the declaration. Milestone inspections and SIRS are two of the biggest drivers of special assessments in Florida right now, because so many buildings went decades without adequate structural reserve funding and are now facing real repair bills all at once. If your board is staring down one, our HOA special assessment guide and condo special assessment insurance explainer walk through the mechanics and what, if anything, insurance can offset.
are hoa special assessments tax deductible
Generally, no, not for a typical owner-occupied unit. Special assessments used for capital improvements or major repairs to the building are treated like a capital expense added to your basis in the property, not a deductible expense, under general IRS rules for real property improvements (see IRS Publication 530 for homeowner tax guidance) [8]. That means it can reduce capital gains tax when you eventually sell, but it doesn't reduce your taxable income the year you pay it. There are narrow exceptions. If you rent out the unit as a business or investment property, a special assessment tied to repairs (versus capital improvement) may be deductible as a business expense, and one tied to a capital improvement is depreciated over time instead. This gets fact-specific fast, and it depends on how the assessment is characterized (repair versus improvement) and how the unit is used, so this is a genuine "talk to your CPA" situation, not a DIY tax call. Don't rely on rules of thumb here. IRS Publication 530 is the right starting document, and a licensed tax preparer familiar with condo assessments should confirm treatment for your specific situation [8].
what does dbpr say about milestone inspections and reserves
The Florida Department of Business and Professional Regulation (DBPR) regulates community association managers and publishes guidance and forms related to condominium reserve requirements and the structural integrity reforms passed in 2022 and 2023 . DBPR's Division of Florida Condominiums, Timeshares, and Mobile Homes is the state body that fields complaints, licenses community association managers, and can take enforcement action against associations and managers who don't follow chapter 718 requirements. If you're unsure whether your association's current SIRS or milestone filing status meets state requirements, DBPR's website (myfloridalicense.com) is a legitimate first stop, alongside your local building department, which is the actual authority that receives and reviews milestone inspection reports under section 553.899 [1]. Boards should not treat any private company, including reserve study firms and management companies, as a substitute for confirming requirements directly with counsel, DBPR, and the county. Statutes get amended almost every legislative session on this topic. What was true in 2023 is not fully true in 2025, and it may change again.
how boards can actually get organized for these deadlines
The paperwork side of milestone inspections and SIRS compliance trips up more boards than the engineering side does. You need the certificate of occupancy date on file, the right filing deadline calculated for your specific county and coastal distance, contact information for licensed engineers who actually have milestone inspection experience in your area, and a clear record of owner notifications once results come in. That's the gap a $199 one-time Building-Specific Board Compliance Kit at /board-kit-builder is built to close: it doesn't perform your inspection or your reserve study (only a licensed engineer or architect can legally do that under section 553.899 and 718.112 [1][4]), but it organizes your building's specific deadlines, tracks what's been filed, and gives your board a communication template for owners so nothing falls through the cracks between the engineer's report and the annual meeting. Whatever tool or spreadsheet you use, the discipline matters more than the software. Put your milestone inspection deadline, your SIRS due date, and your reserve funding review on the calendar the same week you read this article, then check it every board meeting until it's done. Boards that miss these deadlines don't usually miss them because the law is unclear. They miss them because nobody owned the calendar.
where florida's condo reserve rules might still change
The legislature has amended these requirements twice already since Surfside (SB 4-D in 2022, SB 154 in 2023), and there's ongoing legislative activity around reserve funding relief, phase-in periods for the SIRS funding requirement, and possible adjustments to how small associations comply [2][5]. Bills proposing additional flexibility on reserve funding timelines have been filed in subsequent sessions; whether any particular bill passes changes year to year. Our Florida condo reserve fund relief page tracks the most recent legislative movement on this topic in more depth. But the safest posture for any board right now is to assume the current law (fully funded SIRS reserves starting fiscal year 2025, milestone inspections at 30/25 years and every 10 years after) is the baseline, and treat any relief bill as a bonus if it passes, not a plan. Confirm current deadlines and funding requirements with your association's counsel and your county building department before setting a budget or a special assessment amount. This article reflects the law as understood at the time of writing. It is not a substitute for legal advice specific to your building and county.
Frequently asked questions
What is a reserve study?
A reserve study is a professional assessment of a building's major components (roof, structure, plumbing, paving, painting) that estimates each item's remaining life and future replacement cost, then builds a funding schedule so the association isn't caught short. Florida's SIRS is a specific, mandatory version for condo buildings 3 stories or taller, covering structural items under section 718.112(2)(g) [4].
What is a reserve study for an HOA?
It's the same concept as a condo reserve study, applied to homeowners association common elements like roads, drainage, pools, and clubhouses. Florida doesn't legally mandate a formal reserve study for most HOAs the way it mandates SIRS for tall condo buildings, but it's still the only real way to know if assessments are keeping pace with future repair costs.
What is an HOA assessment?
It's the regular fee owners pay (monthly, quarterly, or annually) that funds the association's operating budget and reserve contributions, set out in the governing documents and, for condos, chapter 718 [7]. It's distinct from a special assessment, which is an extra, typically one-time charge for something reserves don't cover.
What are HOA assessments used for?
Regular assessments cover day-to-day operating costs (landscaping, insurance, management, utilities for common areas) and reserve fund contributions for future big-ticket repairs. Special assessments cover shortfalls, usually a major repair, an insurance gap, or a structural fix flagged by a milestone inspection or SIRS.
How much should an HOA have in reserves?
There's no single statewide dollar figure; the honest answer comes from a reserve study matching your specific components' remaining life and replacement cost. Industry benchmarks (from groups like Community Associations Institute) often cite 70% of full funding as a reasonable target, but that's a planning guideline, not a Florida legal requirement for most HOAs [6].
How much does a reserve study cost in Florida?
Estimates commonly range from $1,500 to $5,000 for smaller HOAs and $6,000 to $20,000 or more for condo buildings 3 stories and up that need a SIRS covering structural items, though prices vary by size, scope, and location [6]. Get at least three bids from licensed local providers; there's no fixed government price schedule.
Are HOA special assessments tax deductible?
Generally no for an owner-occupied primary residence; a special assessment for capital repairs typically adds to your cost basis rather than becoming a current-year deduction, per general IRS guidance in Publication 530 [8]. Rental or investment property owners may have different treatment depending on whether the assessment is a repair or a capital improvement; ask a CPA.
What triggers a milestone inspection in Florida?
A condo or co-op building 3 stories or taller reaching 30 years old (25 years if within 3 miles of the coast) triggers the first milestone inspection under Florida Statutes section 553.899, with a repeat inspection every 10 years after [1]. Buildings that already passed that age before July 1, 2022 had a transition deadline of December 31, 2024, subject to local extensions [1][2].
What's the difference between a milestone inspection and a SIRS?
A milestone inspection is a structural safety inspection under section 553.899, checking for deterioration in load-bearing components [1]. A SIRS, required under section 718.112(2)(g), is a financial reserve study specifically for structural components, setting the mandatory reserve funding schedule for those items [4]. Many buildings need both, on overlapping but not identical timelines.
Do HOAs (not condos) have to do milestone inspections?
The state milestone inspection statute, section 553.899, applies to condominium and cooperative buildings, not typical single-family or townhome HOAs [1]. If an HOA has a taller residential condo-style building on its property, check with counsel, since classification can matter more than the community's name.
What happens if a board ignores a milestone inspection finding?
The local building official can require a repair schedule and pursue code enforcement, and boards that fail to act on documented structural findings expose the association and possibly individual board members to liability. Florida law requires associations to promptly move toward bids and scheduled repairs once substantial deterioration is confirmed [1].
Can a Florida condo association still waive reserve funding?
No, not for SIRS-covered structural items starting with the fiscal year beginning January 1, 2025; the 2022 and 2023 reforms removed the ability to waive or underfund reserves for those specific components [4][5]. Non-SIRS reserve items and most HOAs still have more flexibility, but confirm current rules with counsel since this area has changed twice already.
Sources
- Florida Statutes, Section 553.899, Milestone inspection: milestone inspection trigger ages, timing, and Phase 1/Phase 2 process
- Florida Senate, SB 4-D (2022) bill history: 2022 structural integrity reform legislation passed after Surfside collapse
- Florida Statutes, Section 718.112, Bylaws (reserve study/SIRS provisions): SIRS requirement, covered structural components, and mandatory reserve funding starting FY 2025
- Florida Senate, SB 154 (2023) bill history: 2023 amendments refining structural integrity reserve requirements
- Community Associations Institute, Reserve Studies resource: industry reserve study cost ranges and full-funding benchmarks
- Florida Statutes, Chapter 718, Condominiums: condo assessment authority and structure under Florida law
- IRS, Publication 530, Tax Information for Homeowners: special assessments for capital improvements are added to cost basis, not currently deductible
- Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes: DBPR's regulatory role over condo association compliance and complaints