A milestone inspection is a structural safety inspection under s. 553.899, performed by a Florida-licensed architect or engineer at 30 years (or 25) and every 10 years, and filed with the building official. A SIRS is a reserve study under s. 718.112(2)(g) that sets how much owners must save for eight building components, at least every 10 years. A milestone inspection within the past 5 years can replace the SIRS visual inspection.
General information, not legal or engineering advice.
Side by side
| Milestone inspection | SIRS | |
|---|---|---|
| Law | s. 553.899 | s. 718.112(2)(g) |
| Purpose | Attest to the life safety and adequacy of structural components | Plan reserves for repair and replacement of key components |
| Buildings | Condo and co-op buildings three habitable stories or more | Condo buildings three habitable stories or more |
| When | 31 Dec of the year the building turns 30 (or 25), then every 10 years | At least every 10 years; outside date 31 Dec 2026 for associations existing on or before 1 July 2022 |
| Who performs it | Florida-licensed architect or engineer | Florida-licensed engineer or architect, or a credentialed reserve specialist or professional reserve analyst |
| Who gets the report | Association, any non-condo owner and the building official; owner summary within 45 days | Owners within 45 days; completion statement to the Division |
| What it leads to | Phase 2 testing and repairs | The reserve line in every budget |
Sources: s. 553.899 and s. 718.112 [1][2].
How they connect
- A milestone inspection, or a similar local inspection, performed within the past 5 years that meets the SIRS rules can replace the SIRS visual inspection [2].
- After a milestone inspection, an association may delay a required SIRS for up to 2 consecutive budget years to focus on milestone repairs, subject to the 31 December 2026 outside date.
- For budgets adopted on or before 31 December 2028, owners may pause reserves for up to two budgets to fund milestone repairs, then must get a SIRS before contributions resume.
- Bidders on either must disclose any intent to bid on the resulting repairs [1][2].
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Frequently asked questions
Do co-ops need a SIRS?
The SIRS rule discussed here is in chapter 718, which governs condominiums. The milestone inspection law, s. 553.899, covers both condominium and cooperative buildings.
Which one goes to the building department?
The milestone inspection report and summary. The SIRS goes to owners, with a completion statement filed with the Division.
Can we do both at once?
Yes. An association with a milestone inspection due on or before 31 December 2026 may complete the SIRS at the same time, but no SIRS may be completed after 31 December 2026.
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.
