SIRS with a milestone inspection in Cape Coral
One schedule for both, inside the 31 December 2026 outside date.
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We arrange and coordinate a SIRS done with a milestone inspection for condo and co-op associations in Cape Coral, working to the rules of the City of Cape Coral Building Division from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
A SIRS may be completed alongside a milestone inspection due on or before 31 December 2026, so in Cape Coral the timing of the local milestone notice decides the plan. Cape Coral says no building in the city is within three miles of the coastline, so the 30-year rule applies everywhere. Buildings with a certificate of occupancy from 1 July 1992 or earlier were due by 31 December 2024.
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Lining up the SIRS with the Cape Coral milestone notice
- Buildings with a certificate of occupancy issued on or before 1 July 1992 had to complete the initial inspection before 31 December 2024.
- The building official sends notice by certified mail, generally about 180 days before the due date, if results have not already been submitted.
- Once the notice arrives, the association has 180 days to complete Phase 1.
- The Building Division is at 1015 Cultural Park Boulevard and takes questions at (239) 574-0401, Monday to Friday.
How we handle a SIRS done with a milestone inspection in Cape Coral
Under Cape Coral's 30-year rule, a canal-front condo can reach its first milestone inspection after its first SIRS was due. Where a milestone falls within the five years before the study, it can replace the SIRS visual inspection; otherwise we arrange the visual inspection for the reserve professional and plan the next study around the city's notice.[1][2]
Permits in Cape Coral
- City of Cape Coral Building Division: Milestone inspection notices and filings in Cape Coral
How the two duties fit together
The milestone inspection is a structural safety inspection under s. 553.899, performed by a Florida-licensed architect or engineer and filed with the building official. The SIRS is a reserve study under s. 718.112(2)(g) that sets what owners must save. They look at the same building, so doing them together can save time, but they answer different questions and produce different reports.[2][3]
Reusing a recent milestone inspection
If the milestone inspection, or an inspection for a similar local requirement such as a county recertification, was performed within the past 5 years and meets the SIRS rules, it may be used in place of the visual inspection portion of the SIRS. The financial analysis and funding plan still have to be prepared.[2]
The 2-year delay and the 2026 outside date
Section 718.112(2)(g)9 lets an association that completes a milestone inspection delay a required SIRS for no more than the 2 consecutive budget years after it. Section 718.112(2)(g)7 says no SIRS may be completed after 31 December 2026. Ask your association attorney how the two apply to your building before relying on the delay.[2]
| Topic | Rule in Cape Coral | Source |
|---|---|---|
| First inspection | Cape Coral says no building in the city is within three miles of the coastline, so the 30-year rule applies everywhere. | City of Cape Coral |
| Repairs | Repairs must begin within 365 days of the Phase 2 report, or the building official decides whether the building is unsafe. | City of Cape Coral |
| First inspection | Buildings with a certificate of occupancy from 1 July 1992 or earlier were due by 31 December 2024. | City of Cape Coral |
Frequently asked questions
Can our Cape Coral SIRS be done with the milestone inspection?
The building official sends notice by certified mail, generally about 180 days before the due date, if results have not already been submitted. No SIRS may be completed after 31 December 2026, whatever the milestone date.
Is Cape Coral on a 25 or 30-year schedule?
30 years. The city states that no building in Cape Coral is within three miles of the coastline, so only the 30-year requirement applies.
How much warning does Cape Coral give?
The city says it sends notice by certified mail about 180 days before the due date, if results have not already been submitted.
Sources
- Condominium Inspections FAQ, City of Cape Coral, City of Cape Coral. 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.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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