SIRS update in Orlando

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 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 must be redone at least every 10 years, and in Orlando the local inspection cycle is the natural point to update it. Orlando's page shows both 30 and 25 or 30 years, so confirm the trigger with the building official. Orange County had 1 unsafe or uninhabitable finding in 2025, and Osceola had 10 in 2024.

Last updated October 28, 2026

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 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.
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.
After submitting, the association has 365 days to pull a repair permit.
The city mails certified letters to associations whose inspection is due, and the inspection is due within 180 days of receiving the letter unless an earlier legacy date applies.

[1][2]

How we handle SIRS updates 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]

Flat roof of a high-rise condominium with membrane roofing, parapets, mechanical units and an elevator machine room

Permits in Orlando

City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando

What triggers an update?

High-rise condominium roof half stripped to the deck and half covered with new white membrane, with rolls of membrane on pallets

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

[3]

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.[3]

SIRS updates in Orlando: the local rules at a glance
Topic	Rule in Orlando	Source
Local program	Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities.	City of Orlando
Filing	Phase One reports go in through Orlando's online form, with a response within one business day.	City of Orlando
Contact	Orlando 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

When should a Orlando association update its SIRS?

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. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.

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.

How long do we have to pull a repair permit in Orlando?

365 days after submitting, according to the city's milestone page.

Sources

Complete Your Milestone Inspection, City of Orlando, City of Orlando. 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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