SIRS with a milestone inspection in Miami
One schedule for both, inside the 31 December 2026 outside date.
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We arrange and coordinate a SIRS done with a milestone inspection 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 may be completed alongside a milestone inspection due on or before 31 December 2026, so in Miami the timing of the local milestone notice decides the plan. 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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Lining up the SIRS with the Miami milestone notice
- 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.
- The city says to expect a response in about six weeks, and takes questions at buildingrecertifications@miamigov.com or (305) 416-1177.
How we handle a SIRS done with a milestone inspection 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
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.[4][5]
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.[4]
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.[4]
| Topic | Rule in Miami | Source |
|---|---|---|
| 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 |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Repairs | After a report is filed, the city gives 60 days to obtain repair permits without a violation. | City of Miami |
| State data | Miami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025. | OPPAGA 26-04 |
Frequently asked questions
Can our Miami SIRS be done with the milestone inspection?
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. No SIRS may be completed after 31 December 2026, whatever the milestone date.
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.
Do we file with Miami-Dade County or the City of Miami?
Buildings inside City of Miami limits file with the city through iBuild and ProjectDox. The county handles unincorporated Miami-Dade.
How long does the City of Miami take to respond?
The city says about six weeks after the report is submitted.
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.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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