SIRS with a milestone inspection in Miami Beach
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 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
A SIRS may be completed alongside a milestone inspection due on or before 31 December 2026, so in Miami Beach the timing of the local milestone notice decides the plan. The county code sets 25 years for coastal condo buildings built from 1998, which the city's own page does not repeat, so check your notice. Miami Beach recertifies at 30 years from the certificate of occupancy and every 10 years after, under the county code.
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Lining up the SIRS with the Miami Beach milestone notice
- 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.
- Reports go to the building department through the city's Citizen Self Service portal or by email.
How we handle a SIRS done with a milestone inspection 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][3]
Permits in Miami Beach
- City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach
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.[3][4]
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.[3]
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.[3]
| 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 |
| Repairs | After repairs pass final inspection, an updated report goes in before the city issues its approval letter. | City of Miami Beach |
| First inspection | The county code sets 25 years for coastal condo buildings built from 1998, which the city's own page does not repeat, so check your notice. | Miami-Dade County |
Frequently asked questions
Can our Miami Beach SIRS be done with the milestone inspection?
Miami Beach recertifies buildings 30 years after the original certificate of occupancy and every 10 years after that, under Miami-Dade Code s. 8-11(f). The city notes the program used to be called the 40-year recertification. No SIRS may be completed after 31 December 2026, whatever the milestone date.
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.
How do we file in Miami Beach?
Through the city's Citizen Self Service portal or by email to the building department.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. 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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