Florida milestone inspection report: what it is, what it costs

Last updated 2026-07-25

what is a milestone inspection report in florida

A milestone inspection report is the written document a licensed Florida engineer or architect produces after inspecting a condominium or cooperative building that is 3 stories or taller. It's not a checklist you fill out yourself. The report has to describe the building's structural condition, note any signs of substantial structural deterioration, and give a recommendation on what repairs (if any) are needed and on what timeline. The requirement comes from Fla. Stat. 553.899, passed in the wake of the 2021 Champlain Towers South collapse in Surfside that killed 98 people ^[1]. The statute defines the report structure in two phases. Phase 1 is a visual inspection of habitable and non-habitable areas, including the roof, and it results in a report either confirming no distress or flagging areas of concern. If the Phase 1 inspector finds evidence of substantial structural deterioration, a Phase 2 inspection is mandatory, and that one can involve destructive or invasive testing (core samples, exposing rebar, that kind of thing) to figure out what's actually going on ^[1]. The report gets filed with the local building official, and under the statute the association has to distribute a copy or a summary to unit owners within 45 days of receiving it. That's a real deadline with a real audience: your neighbors are legally entitled to see this.

who has to get a milestone inspection in florida

Any condominium or cooperative building in Florida that is 3 stories or more above ground level has to get a milestone inspection, timed by the building's age and, for buildings within 3 miles of the coastline, an earlier trigger. Single-family homes, duplexes, and triplexes are excluded regardless of height, because the statute specifically targets condos and co-ops under chapter 718 and 719 ^[1]. The age trigger is 30 years from the certificate of occupancy for most buildings. If the building sits within 3 miles of the coast, the trigger drops to 25 years, because salt air accelerates corrosion of rebar and structural steel. After that first inspection, the cycle repeats every 10 years ^[1]. Local building officials can also require an earlier inspection if they have reason to believe a building has problems, regardless of age. And some counties (Miami-Dade and Broward, notably) had their own decades-old recertification programs before the 2022 statute; those local rules still apply on top of the state deadline in some cases, so check with your building department ^[2].

when is the milestone inspection deadline for my building

Built before 1992 (30+ years old)	December 31, 2024
Built 1993 to 1998	By the year the building turns 30 (staggered)
Coastal (within 3 miles), built before 1997	25-year trigger applied, earlier deadline
All buildings going forward	30 years (25 if coastal), then every 10 years	Those brackets vary some by county because local building officials have discretion in phasing older buildings in. Confirm your specific date with your association's counsel and your county building department; this is a statute-plus-local-rule situation, not one clean number.

Your deadline depends on your certificate of occupancy date and your distance from the coast, and boards that wait until the year it's due to start scoping the inspection routinely miss it. The statute requires the local building official to notify associations of upcoming milestone deadlines, but that notice is not something to rely on as your only tracking system. Here's the framework: count 30 years from your CO date (or 25 if you're within 3 miles of the coastline), and that's your Phase 1 deadline. If your building was already past that age when the law took effect on July 1, 2022, DBPR guidance and the phased-in schedule that many local building departments adopted pushed initial deadlines out based on age brackets, with buildings 30+ years old generally required to complete Phase 1 by December 31, 2024, and progressively later deadlines for younger buildings ^{[1] [2]}. Your county building department has your building's exact deadline on file. Call them. Don't guess. | Building age at law's effective date (7/1/2022) | Typical initial milestone deadline |

what does a milestone inspection cost in florida

Phase 1 milestone inspections for a typical mid-rise condo run roughly $6,000 to $25,000+ depending on building size, height, and complexity, according to figures reported by Florida engineering firms and cited in state legislative staff analyses during the 2022-2023 statute revisions ^[3]. A Phase 2 inspection, if triggered, costs meaningfully more because it involves invasive testing, lab analysis of concrete and rebar samples, and often follow-up structural engineering reports. There's no fixed statewide fee schedule; costs vary by firm, region, and how much of the building's structure is exposed versus finished. Coastal high-rises with parking garages tend toward the higher end because garages are the most common place inspectors find deterioration (chloride exposure from cars, deicing salts up north don't apply here, but road salt in coastal drainage and ocean spray do). Boards should get at least two or three quotes from Florida-licensed engineers or architects and ask what's included: is the written report itself included, or billed separately? Does the quote cover re-inspection of flagged areas? Some boards are surprised that the reserve study they already have doesn't substitute for a milestone inspection. These are two different legal requirements with different scopes, though a good reserve study consultant will often reference milestone findings when projecting future capital needs.

what happens after a milestone inspection finds problems

If the Phase 1 report finds no substantial structural deterioration, the association files it, distributes it to owners within 45 days, and moves on until the next 10-year cycle. That's the outcome every board hopes for, and it's common: most buildings, especially newer or well-maintained ones, pass Phase 1 clean. If the inspector does find substantial structural deterioration, defined in the statute as a condition that, left unaddressed, could result in a reduction in the building's structural integrity, the law requires a Phase 2 inspection ^[1]. Phase 2 gets invasive: core drilling into concrete, exposing embedded rebar to check for corrosion, sometimes load testing. The Phase 2 report then spells out what repairs are needed and, often, on what timeline the building official expects them completed. This is where boards run into the budget wall. A Phase 2 report that recommends major concrete restoration or rebar replacement can turn into a project costing hundreds of thousands to millions of dollars depending on building size. That's when boards start looking hard at reserves, and it's the moment a lot of associations realize their reserve study and their milestone inspection findings need to talk to each other. If you haven't already built out a SIRS alongside your milestone inspection, this is the point where the gap becomes expensive.

what is a reserve study and what is it for

A reserve study is a professional assessment of a condo or HOA's common-area components (roof, paving, pool, structural elements, elevators, and so on), their remaining useful life, and the cost to repair or replace each one when it wears out. The output is a funding schedule: how much the association should be setting aside each year so the money is there when the roof needs replacing in year 18, or the elevator needs modernizing in year 25. For Florida condominiums, this used to be optional at the board's discretion under Fla. Stat. 718.112, but the 2022 and 2023 legislative overhauls (SB 4-D and SB 154) made a specific version, the Structural Integrity Reserve Study (SIRS), mandatory for condo and cooperative buildings 3 stories or more, due by December 31, 2024 for most buildings and then every 10 years after ^[4]. A SIRS covers specific structural components: roof, load-bearing walls, floor, foundation, fireproofing, electrical wiring, plumbing, waterproofing, and windows/exterior doors as they relate to those systems ^[4]. A reserve study for an HOA (as opposed to a condo) is not currently mandated by the same statute; chapter 720 governs homeowners associations, and the SIRS mandate under 718.112 applies to condos and cooperatives, not single-family HOAs ^[5]. HOA boards can and often should still commission a voluntary reserve study for the same financial-planning reasons, just without the state deadline attached. See our reserve study for condo association piece for a fuller breakdown of the condo-specific rules.

how much does a reserve study cost

A reserve study for a Florida condo or HOA typically costs somewhere between $3,000 and $15,000, depending on the number of components, whether it's a full study (with on-site visual inspection) or an update-only study, and the size and complexity of the property. Larger high-rises with elevators, pools, generators, and extensive structural components land toward the higher end; a small HOA with a clubhouse and some paving is toward the lower end. The SIRS specifically, because it requires inspection by a licensed engineer or architect and covers the structural components named in the statute, tends to cost more than a traditional discretionary reserve study covering everything down to mailbox posts. Some associations combine their milestone inspection and their SIRS into one engagement with the same firm, which can save money since the engineer is already on site. Ask your engineer directly whether that bundling is available; it's not required, but it's common practice and can cut redundant site visits. There's no statewide fee schedule for this either. Get multiple quotes, and ask what happens on the update cycle: many firms charge less for a 10-year update than for the initial full study, since some fieldwork carries forward.

how much should an hoa or condo have in reserves

There's no single dollar figure that's right for every association; the honest answer is that reserves should be fully funded relative to your components' remaining useful life and replacement cost, as calculated in your reserve study, not a round number pulled from a national average. That said, industry benchmarks are useful context: a widely cited Foundation for Community Association Research report found many associations are underfunded relative to 100% of their calculated reserve need, with funding levels commonly falling in the 40-70% range for associations that haven't had a recent professional reserve study ^[4]. For Florida condo associations subject to the SIRS mandate, the math is more concrete: Fla. Stat. 718.112(2)(f) requires reserves for the SIRS-covered components to be funded at a level determined by the study, and boards can no longer vote to waive or reduce those specific reserves the way they once could for general reserves ^[4]. That's a meaningful change from pre-2022 law, when unit owners could vote annually to waive reserve funding altogether. The practical answer for a board: get the SIRS done, look at the funding schedule it produces, and fund to that number, or budget clearly and communicate to owners why you're phasing in toward it and over what timeline. Underfunding now just means a special assessment later, usually a bigger one, because deferred repairs get more expensive, not less.

what is an hoa or condo assessment

An assessment is the fee an HOA or condo association charges each owner to cover the costs of running and maintaining the community: staff, insurance, landscaping, utilities for common areas, reserve contributions, and repairs. Regular assessments are typically billed monthly or quarterly, based on the annual budget the board adopts, and they're often called dues in casual conversation, though the governing documents and Florida statutes use the term assessment. A special assessment is a separate, usually one-time charge levied when the regular budget and reserves don't cover a cost that has come up, most often a major repair, an insurance shortfall, or (increasingly, post-Surfside) a milestone inspection Phase 2 finding that requires structural repair. Special assessments have to be approved according to the process in your association's declaration and bylaws, and for condos, notice requirements are spelled out in Fla. Stat. 718.112(2)(l), including that the notice of the board meeting where a special assessment will be considered must state the purpose and estimated amount ^[6]. For a full breakdown of how special assessments work, including notice rules and payment plan options, see our hoa special assessment explainer.

are hoa or condo special assessments tax deductible

Generally, no. Special assessments paid by individual condo or HOA owners are not deductible on a personal federal income tax return, because the IRS treats them the same way as regular association dues: as a personal living expense, not a deductible one, for a primary residence. This is true whether the assessment covers routine maintenance or a major structural repair driven by a milestone inspection finding. There are narrow exceptions. If the unit is a rental property, special assessments (and regular dues) are generally deductible as a business expense against rental income, the same as any other cost of operating the property. If a portion of the assessment is specifically for a casualty loss repair (say, storm damage) and you itemize and meet the casualty loss rules, a small piece might be deductible, but this is genuinely complicated territory and depends on your specific facts. This is not tax advice, and the rules have real nuance around capital improvements versus repairs even on rental property. Talk to a CPA who handles real estate before you assume any part of a special assessment is deductible. Don't rely on an online article, including this one, to make that call for your specific return.

how a board actually manages a milestone inspection and its aftermath

Practically, a board's job during this process is coordination, not engineering. You don't interpret the report yourself, and you shouldn't try to. Your job is hiring the right licensed professional, keeping the timeline on track, communicating to owners on schedule, and lining up the money if repairs are needed. That means: confirming your building's exact deadline with the county building department, getting quotes from licensed Florida engineers or architects (verify licensure through DBPR's license search) , distributing the report to owners within the 45-day window the statute requires, and if a Phase 2 comes back with required repairs, working with counsel on how the special assessment or loan process will run under your declaration and chapter 718. A lot of boards lose the thread on timing: which report is due when, which owner notices have deadlines attached, when the reserve study needs its 10-year update. That's the exact organizational gap a $199 one-time Board Compliance Kit is built to close: it maps your building's specific milestone and SIRS deadlines by age and coastal zone, and gives you the owner notice templates and meeting checklists to keep the paperwork side moving while your engineer handles the actual inspection. It doesn't replace the licensed inspector, and it doesn't interpret your governing documents. It just keeps the calendar and the communication from becoming the thing that gets your board in trouble.

where to go from here

If your building is approaching 25 or 30 years old, or you're a coastal building that hit that 3-mile trigger, start with your county building department: ask directly what your milestone inspection deadline is and whether they've already notified your association. Then get quotes from at least two licensed engineering firms for Phase 1, and ask upfront whether they can bundle a SIRS engagement. If a Phase 2 comes back with repair recommendations, loop in your association's counsel early on the special assessment process and notice requirements, because getting that notice wrong can create legal exposure on top of the repair cost itself. And if your reserves are thin, look at florida condo reserve fund relief options and financing structures before you assume a single lump-sum assessment is the only path. None of this is optional paperwork you can let slide. The statute exists because 98 people died in a building that had known structural problems for years before anyone acted on them. Treat the deadline like it matters, because it does.

Frequently asked questions

What is a milestone inspection report in Florida?

It's the written structural condition report a licensed Florida engineer or architect produces after inspecting a condo or co-op building 3+ stories tall, required under Fla. Stat. 553.899. Phase 1 is visual; a Phase 2 with invasive testing follows only if Phase 1 finds substantial structural deterioration. The association must distribute it to owners within 45 days of receipt.

What is a reserve study?

A reserve study is a professional evaluation of an association's common-area components, their remaining useful life, and replacement cost, used to build a funding schedule so money is available when big-ticket items (roofs, elevators, paving) wear out. For Florida condos, the structural version is called a SIRS and is mandatory under Fla. Stat. 718.112.

What is a reserve study for an HOA?

A reserve study for an HOA works the same way as for a condo: it assesses components like roofs, paving, pools, and clubhouses, and projects when each needs replacement and at what cost. Unlike condos under chapter 718, Florida HOAs under chapter 720 aren't currently required by state statute to complete a SIRS, though a voluntary reserve study is still smart financial planning.

What is an HOA assessment?

An HOA assessment is the fee the association charges owners to fund operations, maintenance, insurance, and reserves, usually billed monthly or quarterly per the adopted budget. A special assessment is a separate, typically one-time charge for costs the regular budget and reserves don't cover, like a major repair or milestone inspection finding.

How much should an HOA have in reserves?

There's no universal dollar figure; the right amount is whatever your professional reserve study calculates based on your specific components' age and replacement cost. Industry data from the Foundation for Community Association Research shows many associations run at 40-70% of their calculated need, which is a warning sign, not a target.

How much does a reserve study cost?

Typically $3,000 to $15,000 for a Florida condo or HOA, depending on property size, component count, and whether it's a full study or an update. A Structural Integrity Reserve Study (SIRS), which requires a licensed engineer or architect, tends to cost more than a traditional discretionary reserve study.

Are HOA special assessments tax deductible?

Generally no, for a personal residence, because the IRS treats them as a nondeductible personal living expense the same as regular dues. If the unit is a rental property, special assessments are typically deductible as a business expense against rental income. Talk to a CPA about your specific situation before assuming either way.

When is my building's milestone inspection deadline?

Count 30 years from your certificate of occupancy date, or 25 years if your building is within 3 miles of the coastline; that's your Phase 1 deadline, repeating every 10 years after. Many buildings already past that age when the law passed had a phased deadline of December 31, 2024. Confirm your exact date with your county building department.

What happens if a Phase 2 milestone inspection finds structural problems?

The engineer's Phase 2 report specifies what repairs are needed and often a recommended timeline. The board then has to fund and schedule those repairs, often through a special assessment or loan, coordinated with the local building official who may set compliance deadlines of their own.

Does a reserve study replace a milestone inspection, or vice versa?

No. They're separate legal requirements with different scopes. A milestone inspection (Fla. Stat. 553.899) is a structural safety check by an engineer. A SIRS (Fla. Stat. 718.112) is a funding-focused study of specific structural components. Many firms can perform both, but one report doesn't substitute for the other.

Who has to get a milestone inspection in Florida?

Condominium and cooperative buildings 3 stories or taller, under Fla. Stat. 553.899. Single-family homes, duplexes, and triplexes are excluded. Coastal buildings within 3 miles of the shoreline face an earlier 25-year trigger instead of the standard 30-year mark.

What does a milestone inspection cost?

Phase 1 inspections generally run $6,000 to $25,000 or more depending on building size and complexity, based on figures cited in Florida legislative analyses. Phase 2, if triggered, costs significantly more due to invasive testing, lab work, and follow-up engineering reports.

Sources

1. Florida Senate, Fla. Stat. 553.899 (Structural inspections): Milestone inspection requirement, phases, applicability, and Champlain Towers South context
2. DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes: State regulatory oversight of condo association compliance including milestone and SIRS requirements
3. Florida Senate, Bill Analysis and Fiscal Impact Statement, SB 4-D (2022): Estimated cost ranges for milestone inspections cited during 2022 statute revision
4. Florida Senate, Fla. Stat. 718.112 (Bylaws; reserve accounts and SIRS): SIRS requirement, mandatory reserve funding for structural components, and elimination of reserve waiver for those items
5. Florida Senate, Fla. Stat. 720.303 (HOA operations): Chapter 720 HOA governance framework, distinct from condo SIRS mandate under chapter 718
6. IRS, Publication 527 (Residential Rental Property): Tax treatment of HOA dues and special assessments for personal residences versus rental property