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SIRS with a milestone inspection in Orlando

One schedule for both, inside the 31 December 2026 outside date.

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

We arrange and coordinate a SIRS done with a milestone inspection 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 may be completed alongside a milestone inspection due on or before 31 December 2026, so in Orlando the timing of the local milestone notice decides the plan. Inspections are due within 180 days of the city's certified letter. Orlando's page shows both 30 and 25 or 30 years, so confirm the trigger with the building official.

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Lining up the SIRS with the Orlando milestone notice

Condominium towers around a downtown Orlando lake with a fountain and oak trees
  • 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.
  • 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 Phase One report and forms are uploaded through the city's online form; the city aims to respond within one business day and then allows five business days for review.
  • Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule.
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How we handle a SIRS done with a milestone inspection 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]

Small survey drone resting on a high-rise condominium roof beside air conditioning units and a cooling tower

Permits in Orlando

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.[3][4]

Moisture meter, tablet and tape measure on a condominium roof membrane during a reserve study visual inspection

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.[3]

Open equipment case with inspection instruments and a ground penetrating radar cart on a condominium walkway

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.[3]

A SIRS done with a milestone inspection in Orlando: the local rules at a glance
TopicRule in OrlandoSource
RepairsOrlando gives 365 days after submitting to pull a repair permit.City of Orlando
State dataOrange County had 1 unsafe or uninhabitable finding in 2025, and Osceola had 10 in 2024.OPPAGA 26-04
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. Sources: City of Orlando, Complete Your Milestone Inspection, City of Orlando; Florida Legislature, OPPAGA, Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026. Last updated October 28, 2026.

Frequently asked questions

Can our Orlando SIRS be done with the milestone inspection?

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. No SIRS may be completed after 31 December 2026, whatever the milestone date.

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 do we submit Phase One in Orlando?

Through the city's online form. The city aims to respond within one business day and then allows five business days for review.

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.
  4. s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.

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