Start with three statements every Phase 1 report must make: whether substantial structural deterioration was found, whether unsafe or dangerous conditions were observed, and which items need further inspection (s. 553.899(8)). A finding of substantial structural deterioration means Phase 2 is required, and the board then has 45 days to send owners the inspector's summary.
A Phase 1 report can run to dozens of pages. The statute tells you exactly what it has to contain, so read it in that order.
The six things every report must contain
Under s. 553.899(8), the report must [1]:
- Bear the seal and signature of the licensed engineer or architect who performed it.
- Say how the inspection was done, the manner and type of inspection.
- Identify any substantial structural deterioration, describe its extent and recommend repairs.
- State whether unsafe or dangerous conditions were observed, as the Florida Building Code defines them.
- Recommend remedial or preventive repairs for damaged items that are not substantial deterioration.
- Identify items requiring further inspection.
Read items 3 and 4 first
- Substantial structural deterioration found: Phase 2 is required, and a Phase 2 progress report is due within 180 days of the Phase 1 report.
- None found: Phase 2 is not required, and the next milestone is in 10 years.
- Unsafe or dangerous conditions observed: talk to the engineer and the building department straight away about immediate safety measures.
Remember that cracks, sagging, leaks and peeling finishes do not count as substantial deterioration unless the professional says they are a sign of it [1].
The deadlines that start when the report arrives
- 45 days: send the inspector's summary to every owner by mail or delivery (and email for those who agreed), post it on the property, and publish the full report and summary on the association website if one is required [1][2].
- 180 days: Phase 2 progress report, if Phase 2 is required.
Questions to ask the engineer
- Which findings drove the Phase 2 decision?
- What testing does Phase 2 need, where, and how disruptive will it be?
- Which recommended repairs are urgent, and which can be planned?
- Does anything here affect our SIRS?
Need Phase 2 arranged? See Phase 1 vs Phase 2 or ask us about the Phase 1 inspection itself.
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Frequently asked questions
What is the separate summary?
The engineer or architect must provide a separate summary of at least the material findings and recommendations. That summary goes to every owner within 45 days.
The report lists repairs but no substantial deterioration. Do we have to do them?
The 365-day statutory repair rule applies to substantial structural deterioration found in Phase 2. Other recommended repairs are still worth planning, and your local program may set its own rules.
Sources
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
