SIRS update in Miami-Dade County
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 Miami-Dade County, working to the rules of the Miami-Dade County 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 must be redone at least every 10 years, and in Miami-Dade County the local inspection cycle is the natural point to update it. County Code s. 8-11(f) has required recertification since 1975 and covers nearly every building type, not only condos. Coastal condo and co-op buildings built in 1998 or later recertify at 25 years, other buildings built from 1993 at 30, then every 10 years.
Last updated
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 Miami-Dade County
- 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.
- Of the 24 buildings found unsafe or uninhabitable statewide in 2025, 23 were in Miami-Dade, and Aventura alone reported 19.
- Where the reports call for repairs, the county requires the work to go through proper permitting before it will recertify the building.
- 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.
- 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 updates 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 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.[5]
| Topic | Rule in Miami-Dade County | Source |
|---|---|---|
| First inspection | County Code s. 8-11(f) has required recertification since 1975 and covers nearly every building type, not only condos. | Miami-Dade County |
| Notice | Reports are due within 90 days of the county's notice, after courtesy notices two years and one year ahead. | Miami-Dade County |
| Fees | The county's initial recertification review fee is $403.13, and a late submission costs $453.52. | Miami-Dade County |
| Buildings covered | The county files for unincorporated areas, while cities such as Miami and Miami Beach run their own desks under the same code. | Miami-Dade County |
Frequently asked questions
When should a Miami-Dade County association update its SIRS?
Unincorporated Miami-Dade follows County Code s. 8-11(f), a building recertification program in place since 1975 and amended on 1 June 2022. It reaches almost every building type; only single-family homes, duplexes and minor buildings of 2,000 square feet or less with an occupant load of 10 or less are exempt. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
Which Miami-Dade buildings were due by 31 December 2024?
Coastal condo and co-op buildings three stories or more within three miles of the coast built from 1983 to 1997, and other buildings built from 1983 to 1992. Buildings built before 1983 keep their established schedule.
Our tower has a glass curtain wall. Is there an extra inspection?
Threshold buildings with structural glazing need a facade inspection of the glazing adhesive every five years, with the report due within 90 days of notice and a $380.90 processing fee.
How often do Miami-Dade milestone inspections lead to Phase 2?
Miami-Dade building officials reported 308 required Phase 2 inspections in 2025, the highest count among the counties that reported that year.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 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.
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