If you own a condo in Miami-Dade, or you are shopping for one, you have probably heard the terms “milestone inspection” and “reserve study.” These rules took shape after the Champlain Towers South collapse in Surfside in June 2021, and they were updated again in 2025. Here is a plain-language walkthrough so you know what to look for.
Where the rules came from
Florida created the mandatory milestone inspection program through Senate Bill 4-D, enacted in May 2022 and codified in Florida Statute 553.899. The same effort added Structural Integrity Reserve Studies, or SIRS, which require associations to study and budget for major components like the roof, structure, and waterproofing.
In 2025 the Legislature refined those rules with House Bill 913, which Governor DeSantis signed on June 23, 2025, with most provisions effective July 1, 2025.
What a milestone inspection is
A milestone inspection is a structural review by a licensed engineer or architect. Under current law it generally applies to condominium and cooperative buildings that are three or more habitable stories and have reached 30 years from their original certificate of occupancy, with follow-up inspections every 10 years after that. HB 913 also clarified that “habitable” stories do not include parking, storage, or mechanical-only floors.
Buildings that reached 30 years before July 1, 2022 were required to complete their first inspection by the end of 2024, and other buildings follow a phased schedule based on age.
What changed with reserves
The SIRS is the financial companion to the inspection. It identifies the major items a building must eventually repair or replace and helps the association set aside money for them. HB 913 extended the initial SIRS deadline to December 31, 2025.
The 2025 law also added some flexibility. Among other things, it lets owner-controlled associations that recently completed a milestone inspection vote to pause or reduce reserve contributions for up to two budget years in order to fund repairs the inspection recommends, for budgets adopted on or before December 31, 2028. It also allows pausing reserves if a building is declared uninhabitable by the local building official.
A Miami-Dade wrinkle
Miami-Dade also runs its own 40-Year Recertification program, which reviews structural and electrical systems and is separate from the statewide milestone rules. A building here can be subject to both, so it is worth confirming where a property stands on each.
What this means if you are buying
These rules are good news for buyers, because they push buildings toward transparency and proper funding. A few practical steps when you tour a condo:
- Ask whether the milestone inspection and SIRS have been completed, and request to review them.
- Look at the reserve balances and any planned or recent special assessments.
- Read recent board meeting minutes for talk of repairs or funding decisions.
A well-funded, well-inspected building can be a more comfortable long-term home, even if its fees look a little higher on paper. We are happy to help you read these documents and compare buildings, no pressure, so you can buy with a clear picture of what you are stepping into.
This article is for general information only and is not legal, financial, or engineering advice. Condo laws and deadlines change, and the details for any specific building depend on its age, location, and association. Please consult a licensed attorney, a licensed engineer or architect, and your association for guidance on your situation.