SIRS update in Fort Lauderdale
Required before a budget that does not match your latest study.
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We arrange and coordinate SIRS updates 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
A SIRS must be redone at least every 10 years, and in Fort Lauderdale the local inspection cycle is the natural point to update it. Fort Lauderdale's first safety inspection comes at 25 years for every covered building, then every ten years. Repairs are due within 180 days of the report unless the Building Official sets another timeline.
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Who this is for
Boards that financed milestone repairs or reserves with a loan, line of credit or special assessment after their last study, and boards preparing a budget that will not follow the existing funding plan.
When to update the SIRS in Fort Lauderdale
- 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.
- 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.
- BORA gives each city its list of buildings due by June, and Fort Lauderdale mails the notices by certified mail with return receipt between 1 June and 31 August.
How we handle SIRS updates 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.[2][4]
Permits in Fort Lauderdale
- City of Fort Lauderdale Development Services, Permitting Services: Building Safety Inspection Program notices, report review and repair permits
What triggers an update?
- A special assessment, line of credit or loan adopted after the last study
- A proposed budget that does not align with the funding plan in the latest study
- Resuming reserve contributions after a post-milestone pause, which requires a new SIRS first
- The 10-year cycle, which calls for a new study
Why updates matter for loans and lines of credit
A line of credit or loan used for SIRS items must be big enough to cover any previously waived or unfunded reserve amounts, must be immediately available to the board, and must be disclosed in the annual financial statement and to prospective buyers. The updated study shows how that money fits the reserve plan.[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 |
| Report deadline | The safety report is due within 180 days of the notice, on separate structural and electrical forms. | City of Fort Lauderdale |
| Filing | Reports are filed online in the LauderBuild Plan Room, and the review fee is $375. | City of Fort Lauderdale |
Frequently asked questions
When should a Fort Lauderdale association update its SIRS?
Fort Lauderdale applies Broward's Building Safety Inspection Program under BORA Policy 05-05. The first inspection is due at 25 years from the certificate of occupancy, for coastal and inland buildings alike, and the next ones every ten years from the year the first was required. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
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.
How common are Phase 2 findings in Broward?
Broward building officials reported 155 required Phase 2 milestone inspections in 2025.
Sources
- 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.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 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.
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