Reserve funding plan in Fort Lauderdale
Turn the study into a budget the board can lawfully adopt.
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We arrange and coordinate reserve funding plans for condo and co-op associations in Fort Lauderdale, working to the rules of the City of Fort Lauderdale Building Services 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
The SIRS sets the reserve schedule, and Fort Lauderdale boards can fund it with regular or special assessments, lines of credit or loans, with a majority of the total voting interests for a special assessment, line of credit or loan. Broward reported 155 required Phase 2 milestone inspections in 2025. Repairs are due within 180 days of the report unless the Building Official sets another timeline.
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Paying for reserves and repairs in Fort Lauderdale
- Broward building officials reported 155 required Phase 2 milestone inspections in 2025, while 7 of the county's 31 municipal building officials did not report that year.
- Repairs are due within 180 days of the report unless the Building Official sets another timeline, and the engineer or architect gives the owner and the city a sealed letter, valid for up to 180 days, on whether the building may stay occupied during the work.
- A late report goes to a Special Magistrate or the Code Enforcement Board, and a building whose required repairs are not made can be found unsafe and sent to the Unsafe Structures Board.
- Reports are digitally signed and sealed and uploaded as separate files through the BSIP application in the LauderBuild Plan Room; paper submissions are no longer accepted, and the review fee is $375.
- BORA Policy 05-05 treats the Broward safety inspection as compliance for both Phase 1 and Phase 2 of the state milestone inspection.
How we handle reserve funding plans in Fort Lauderdale
A Broward safety report gives the reserve professional more than a structural opinion. It covers the electrical system on its own form, and it reaches balconies, decks, garages, guardrails and attached seawalls. We pass the latest report and any amended report after repairs to the SIRS provider so the reserve schedule reflects what the Fort Lauderdale filing found.[3][4]
Permits in Fort Lauderdale
- City of Fort Lauderdale Development Services, Permitting Services: Building Safety Inspection Program notices, report review and repair permits
What funding options does the law allow?
- Regular assessments set in the annual budget
- Special assessments, with a majority of the total voting interests
- A line of credit or loan, with a majority of the total voting interests, sized to cover any previously waived or unfunded reserves and immediately available to the board
- Pooling, but only of SIRS components with other SIRS components
Can we pause reserves to pay for milestone repairs?
For a budget adopted on or before 31 December 2028, if a milestone inspection was completed in the previous 2 calendar years, owners may approve by a majority of the total voting interests a pause or reduction of reserve contributions for up to two consecutive budgets to fund the milestone repairs. A new SIRS is required before contributions resume. The option does not apply to developer-controlled associations or associations controlled by owners for less than a year.[4]
What if the building is uninhabitable after a disaster?
If the local building official decides the whole building is uninhabitable because of a natural emergency, the board may pause or reduce reserve funding until the building is habitable again, and may spend reserves to make it habitable.[4]
| Topic | Rule in Fort Lauderdale | Source |
|---|---|---|
| First inspection | Fort Lauderdale's first safety inspection comes at 25 years for every covered building, then every ten years. | City of Fort Lauderdale |
| Extensions | The Building Official may allow up to 60 extra days to file, and 60 days to obtain repair permits. | BORA Policy 05-05 |
| Notice | Notices go out by certified mail between 1 June and 31 August each year. | City of Fort Lauderdale |
| Report deadline | The safety report is due within 180 days of the notice, on separate structural and electrical forms. | City of Fort Lauderdale |
Frequently asked questions
Is there local help with assessments or repair costs in Fort Lauderdale?
Broward building officials reported 155 required Phase 2 milestone inspections in 2025, while 7 of the county's 31 municipal building officials did not report that year. State law lets associations fund reserves through regular or special assessments, lines of credit or loans.
How common are Phase 2 findings in Broward?
Broward building officials reported 155 required Phase 2 milestone inspections in 2025.
How long do we have for repairs in Fort Lauderdale?
180 days from the report unless the Building Official sets another timeline. Longer work needs an active permit and the engineer's approved timeline.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). 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.
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