SIRS with a milestone inspection in Miami-Dade County

Lining up the SIRS with the Miami-Dade County milestone notice

• 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.
• Courtesy notices go out two years and one year before the due year, and the recertification reports are due within 90 days of the Notice of Building Recertification.
• The county identifies the coastal condo and co-op buildings that fall under the three-mile rule through a GIS mapping project, so the county's notice, not a tape measure, settles which schedule applies.
• OPPAGA found that some building departments in Miami-Dade accept one combined Phase 1 and Phase 2 milestone inspection instead of two separate visits.
• The county office handles unincorporated Miami-Dade. Cities such as Miami and Miami Beach run recertification through their own building departments under the same county code.

How we handle a SIRS done with a milestone inspection 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

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.[5][6]

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.[5]

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.[5]

Frequently asked questions