SIRS update in Miami
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, 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
A SIRS must be redone at least every 10 years, and in Miami the local inspection cycle is the natural point to update it. Overdue buildings built from 1982 to 1984 cannot use the city's online filing route. 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.
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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
- Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the city's online process and have to contact the recertification team directly.
- Because the city applies Miami-Dade's Code s. 8-11(f), the county's age rules decide the due year. Coastal condo and co-op buildings built from 1998 within three miles of the coast come due at 25 years, and most other buildings built from 1993 at 30.
- In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.
- Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued.
- Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
How we handle SIRS updates 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.[1]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside 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.[4]
| Topic | Rule in Miami | Source |
|---|---|---|
| Local program | City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E. | City of Miami |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
When should a Miami association update its SIRS?
Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the city's online process and have to contact the recertification team directly. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
Our building was built in 1983 and shows as overdue. What now?
The city says overdue buildings built in 1982, 1983 or 1984 cannot use the online process. Contact the recertification team and get the inspection under contract straight away.
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.
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.
Sources
- 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.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 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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