SIRS study in Miami-Dade County

Who this is for

Boards and managers of condominium buildings three habitable stories or higher that have no study yet, or whose last study is reaching 10 years.

What a SIRS draws on in Miami-Dade County

• Threshold buildings with structural glazing also need a facade inspection of the glazing adhesive every five years, filed within 90 days of notice with every page signed and sealed. The processing fee is $380.90.
• Parking lot illumination must meet County Code s. 8C-3, and guardrails must meet s. 8C-6 where a parking lot abuts a canal, lake or other body of water. If guardrails are missing, a permit to install them comes first, and both certificates go in the recertification packet.
• The county schedule turns on the year built. Coastal condo and co-op buildings three stories or more within three miles of the coastline and built in 1998 or later recertify at 25 years; other buildings built in 1993 or later at 30 years; every building then recertifies every 10 years.
• Electrical systems of 400 amperes or more need an infrared thermography inspection by a technician holding the required certification, and the electrical report is prepared by an engineer in the electrical discipline under Rule 61G15-33, F.A.C., with photo documentation.
• In the state's 2025 milestone data, Miami-Dade building officials reported 308 required Phase 2 inspections, the highest count among the counties that reported that year.

How we handle SIRS studies in Miami-Dade County

The county recertification packet already documents the structure, the electrical system, parking lot lighting and, on glazed towers, the facade adhesive. We hand the latest recertification and milestone reports to the reserve professional so the SIRS starts from what the engineers found, which matters in a county that reported 308 required Phase 2 inspections in 2025.[1][2]

Permits in Miami-Dade County

• Miami-Dade County Building, Recertification: Recertification notices, filings and fees for unincorporated Miami-Dade, and the county code every city follows
• City building departments (for example City of Miami, Miami Beach): Run recertification and milestone filings inside their own city limits

What happens during the study?

• The professional reads your declaration to confirm which components the association maintains.
• A visual inspection of the roof, structure, fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any other item above the reserve threshold.
• Estimates of remaining useful life and replacement cost or deferred maintenance for each item.
• A funding plan, at minimum a baseline plan, and often other schedules for the board to compare.

What the board needs to provide

• Declaration, bylaws and any maintenance responsibility chart
• The last reserve study and current reserve balances by component
• Any milestone or recertification report from the past 5 years
• Roof, window and waterproofing warranties and recent repair invoices
• Access to the roof, mechanical, electrical and fire pump rooms, garages and a sample of units and balconies

How long does it take?

Timing depends on the building and the professional's schedule, so we agree the delivery date in the proposal. Leave time after delivery for the 45-day owner notice and the Division statement, and for the board to adopt a budget that matches the study.

Frequently asked questions