Reserve funding plan in Miami
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, working to the rules of the City of Miami 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 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 building officials counted 308 required Phase 2 inspections in 2025. Miami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025.
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Paying for reserves and repairs in Miami
- Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
- In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.
- Owners facing a special assessment can ask Miami-Dade County about its Condominium Special Assessment Loan Program, which has offered eligible households up to $50,000 at zero percent; the county page does not say whether a round is open.
- Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued.
- The city allows one extension, for a $500 fee, and only if it is requested before the due date.
How we handle reserve funding plans in Miami
For associations from Brickell to Edgewater, the city's filings feed the reserve study. The RC-S and RC-E reports, the thermography and any permits pulled in the 60-day window tell the reserve professional what has been fixed and what is still coming. With the city quoting about six weeks for a response, we start the SIRS work without waiting for it.[3]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits
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.[5]
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.[5]
| Topic | Rule in Miami | Source |
|---|---|---|
| First inspection | Under the county schedule the city applies, coastal condos built from 1998 are due at 25 years and most other buildings from 1993 at 30. | Miami-Dade County |
| First inspection | Overdue buildings built from 1982 to 1984 cannot use the city's online filing route. | City of Miami |
| Filing | City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
Is there local help with assessments or repair costs in Miami?
Owners facing a special assessment can ask Miami-Dade County about its Condominium Special Assessment Loan Program, which has offered eligible households up to $50,000 at zero percent; the county page does not say whether a round is open. State law lets associations fund reserves through regular or special assessments, lines of credit or loans.
How common is Phase 2 in Miami-Dade?
Miami-Dade building officials counted 308 required Phase 2 milestone inspections in 2025, and the county had 23 of the 24 unsafe or uninhabitable findings statewide that year.
How long do we have to pull repair permits in Miami?
The city gives 60 days after the report is filed to obtain the repair permits without a violation.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Condominium Special Assessment Program Relaunched, Miami-Dade County Housing and Community Development. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 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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