Reserve funding plan in Miami Beach
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 Miami Beach, working to the rules of the City of Miami Beach Building Department 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 Miami Beach 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. Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 inspections in 2025. The city's recertification page links help for condo owners facing special assessments.
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Paying for reserves and repairs in Miami Beach
- Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 milestone inspections in 2025.
- The city's recertification page points condo owners facing special assessments to an assistance program.
- After permitted repairs pass final inspection, the owner submits an updated report from a Florida-licensed design professional stating the building is structurally and electrically safe, and the Building Official then issues the recertification approval letter.
- The county code behind the city program puts coastal condo and co-op buildings three stories or more, built from 1998 within three miles of the coast, on a 25-year first recertification. Miami Beach sits on barrier islands between the Atlantic and Biscayne Bay, so confirm on your notice which date the city applied.
How we handle reserve funding plans in Miami Beach
Oceanfront and bayfront associations in Miami Beach can build the SIRS on records the city already expects them to keep. The annual maintenance log, the structural and electrical recertification reports and any updated report after repairs give the reserve professional a history of the building, which makes the useful life estimates firmer.[2][4]
Permits in Miami Beach
- City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach
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 Miami Beach | Source |
|---|---|---|
| First inspection | Miami Beach recertifies at 30 years from the certificate of occupancy and every 10 years after, under the county code. | City of Miami Beach |
| Filing | Reports are filed through the city's Citizen Self Service portal or by email. | City of Miami Beach |
| State data | Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 inspections in 2025. | OPPAGA 26-04 |
Frequently asked questions
Is there local help with assessments or repair costs in Miami Beach?
The city's recertification page points condo owners facing special assessments to an assistance program. State law lets associations fund reserves through regular or special assessments, lines of credit or loans.
What happens after repairs in Miami Beach?
Once the permitted repairs pass final inspection, the owner submits an updated report stating the building is structurally and electrically safe, and the Building Official issues an approval letter.
Is Miami Beach on a 25 or 30-year schedule?
The city page states 30 years. The county code it applies sets 25 years for coastal condo and co-op buildings built from 1998, so the date on your notice is the one to follow.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. 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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