Condo Safety Florida
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SIRS study in Orlando

The full structural integrity reserve study, scheduled around your deadline.

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Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.

Your building department decides if salt water means a 25-year inspection.

We arrange and coordinate SIRS studies for condo and co-op associations in Orlando, working to the rules of the City of Orlando Building Official from the first notice to the final report.

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  • Free, no-obligation proposal
  • Inspections by Florida-licensed engineers and architects
  • Milestone, SIRS and recertification deadlines

The short answer

A SIRS for a Orlando condo covers the components s. 718.112(2)(g) lists, from the roof and structure to plumbing, electrical systems, waterproofing and windows, and we arrange it with a qualified professional. Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. Orlando's page shows both 30 and 25 or 30 years, so confirm the trigger with the building official.

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Who this is for

Boards and managers of condominium buildings three habitable stories or higher that have no study yet, or whose last study is reaching 10 years.

What a SIRS draws on in Orlando

Condominium towers around a downtown Orlando lake with a fountain and oak trees
  • The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.
  • The city's milestone page describes the structural milestone inspection only and does not mention electrical reports, thermography or parking lot items.
  • In the state's data, Orange County had 1 building found unsafe or uninhabitable in 2025, and neighboring Osceola County had 10 in 2024, the most of any county that year.
[1][2]

How we handle SIRS studies in Orlando

Orlando confirms its milestone rule reaches condos inside apartment communities. Where one association holds several three-story buildings, each has its own roof, structure and systems to reserve for, so we arrange the SIRS visual inspection building by building and align it with each milestone letter.[1][3]

Empty pool deck of an oceanfront condominium with the building's balconies and roofline behind

Permits in Orlando

What happens during the study?

Fire pump room of a high-rise condominium with a red fire pump, sprinkler risers and valves
  • The professional reads your declaration to confirm which components the association maintains.
  • A visual inspection of the roof, structure, fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any other item above the reserve threshold.
  • Estimates of remaining useful life and replacement cost or deferred maintenance for each item.
  • A funding plan, at minimum a baseline plan, and often other schedules for the board to compare.
[3]

What the board needs to provide

Impact-resistant sliding glass doors and windows opening onto a condo balcony above the ocean
  • Declaration, bylaws and any maintenance responsibility chart
  • The last reserve study and current reserve balances by component
  • Any milestone or recertification report from the past 5 years
  • Roof, window and waterproofing warranties and recent repair invoices
  • Access to the roof, mechanical, electrical and fire pump rooms, garages and a sample of units and balconies

How long does it take?

Timing depends on the building and the professional's schedule, so we agree the delivery date in the proposal. Leave time after delivery for the 45-day owner notice and the Division statement, and for the board to adopt a budget that matches the study.

SIRS studies in Orlando: the local rules at a glance
TopicRule in OrlandoSource
Local programOrlando's rule covers condo buildings three stories or taller, including condos inside apartment communities.City of Orlando
NoticeInspections are due within 180 days of the city's certified letter.City of Orlando
FilingPhase One reports go in through Orlando's online form, with a response within one business day.City of Orlando
RepairsOrlando gives 365 days after submitting to pull a repair permit.City of Orlando
ContactOrlando takes milestone questions at 407.246.3443.City of Orlando
From the official pages, read 28 October 2026. Confirm dates with the City of Orlando Building Official. Source: City of Orlando, Complete Your Milestone Inspection, City of Orlando. Last updated October 28, 2026.

Frequently asked questions

What should we give the reserve professional for a Orlando SIRS?

The city's milestone page describes the structural milestone inspection only and does not mention electrical reports, thermography or parking lot items. The latest inspection reports and repair permits let the study start from what the engineers found.

Is Orlando 25 or 30 years?

The city page shows 30-year deadlines in one place and 25 or 30 years in another. Confirm with the building official before relying on either.

Does Orlando require an electrical recertification?

The city's milestone page covers the structural inspection only and does not mention an electrical report.

Sources

  1. Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
  2. Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
  3. 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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