Who the law allows, how to check them, and what to ask before you sign.
The short answer
A Florida milestone inspection must be performed by an architect licensed under chapter 481 or an engineer licensed under chapter 471 who is authorized to practise in Florida, or a team with one of them in responsible charge signing and sealing the work. A SIRS may also be performed or verified by a credentialed reserve specialist or professional reserve analyst. Check the licence, the local add-ons and the written disclosures before you sign.
[1][2]Last updated 28 October 2026. General information, not legal or engineering advice.
Who may legally do the work?
| Work | Who may perform it | Source |
|---|---|---|
| Milestone inspection | Architect (ch. 481) or engineer (ch. 471) authorized to practise in Florida, or a team with one in responsible charge | s. 553.899(2)(a) |
| SIRS | Engineer (ch. 471), architect (ch. 481), or a reserve specialist or professional reserve analyst credentialed by CAI or APRA | s. 718.112(2)(g)3.a |
| Miami-Dade recertification, threshold buildings | Qualified structural engineer and electrical engineer, with self-qualification letter | Miami-Dade County |
| Miami Beach recertification, threshold buildings | Florida-licensed structural engineer and electrical engineer | City of Miami Beach |
How do you check a firm?
- Licence. Look up the individual engineer or architect on DBPR's License Verification Tool, which the Division points boards to.
- The firm. In Florida, a business offering engineering services to the public must be qualified by an engineer licensed under chapter 471, and final reports must be signed and sealed by the licensee.
- Reserve professionals. For a SIRS, check the Community Associations Institute or Association of Professional Reserve Analysts directory.
- Experience with your building type. Ask for comparable condo buildings, post-tensioned structures or coastal exposure, as relevant.
Questions to ask before you sign
- Who is the engineer or architect in responsible charge, and who will be on site?
- What does Phase 1 include, and how will you decide if Phase 2 is needed?
- If Phase 2 is needed, how is it priced?
- When will the report reach the building department, and how does that fit our 180-day deadline?
- Can this inspection also serve the SIRS visual inspection or the county recertification?
- Do you intend to bid on the repairs? (You must tell us in writing.)
- Does anyone with an interest in your firm, or a relative, plan to bid on repairs?
Why booking early matters
OPPAGA counted 1,587 milestone deadline extensions across 2024 and 2025, almost all in coastal jurisdictions, and difficulty finding engineers was among the reasons. The statute's own example of good cause for an extension is a signed contract with an architect or engineer that cannot reasonably finish in time. [6][1]
How we help
We arrange your inspection or study with a Florida-licensed engineer or architect, or a qualified reserve professional for a SIRS, collect the written disclosures the statute requires, and coordinate the schedule with your manager. We do not perform the inspection ourselves; the professional does, and seals the report.
Frequently asked questions
Can a reserve specialist do our milestone inspection?
No. A milestone inspection must be performed by an architect licensed under chapter 481 or an engineer licensed under chapter 471. A credentialed reserve specialist or professional reserve analyst may perform a SIRS, but not the milestone inspection.
How do we check a Florida licence?
The Division points boards to DBPR's License Verification Tool for engineers and architects, and to the Community Associations Institute and Association of Professional Reserve Analysts directories for reserve professionals.
Do we need a structural engineer specifically?
State law allows a licensed architect or engineer. Some local programs ask for more; Miami-Dade and Miami Beach require a structural engineer and an electrical engineer for threshold buildings in recertification.
Want us to line up the right professional?
Send us the building details and deadline. We will come back fast with a proposal.
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.
- Inspections: DBPR Condominium Information and Resources, Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes. Accessed October 28, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 471.023, Florida Statutes (2026): Qualification of business organizations (engineering), The Florida Senate. Accessed October 28, 2026.
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