Reserve funding plan in Palm Beach County
Turn the study into a budget the board can lawfully adopt.
Get Your Free Proposal
Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.
We arrange and coordinate reserve funding plans for condo and co-op associations in Palm Beach County, working to the rules of the Palm Beach County Building Division 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
The SIRS sets the reserve schedule, and Palm Beach County boards can fund it with regular or special assessments, lines of credit or loans, with a majority of the total voting interests for a special assessment, line of credit or loan. Palm Beach was among the three counties with the most required Phase 2 inspections in 2024. 17 of 39 Palm Beach municipal building officials did not report 2025 milestone data.
Last updated
Paying for reserves and repairs in Palm Beach County
- Palm Beach was one of the three counties, with Broward and Miami-Dade, that reported the most required Phase 2 inspections in 2024.
- In the state's 2025 data, 17 of the 39 Palm Beach municipal building officials did not report milestone figures, the largest gap of the three South Florida counties.
- After repairs, the original inspector returns for a Phase One Amended report on the areas noted in the first report, filed on the same EB18-2024 form.
- Repairs must start within 365 days of the county receiving the Phase 2 report. If the owner cannot show that repairs for substantial structural deterioration have started, the structure may be deemed unsafe.
- The county lists daily fines of up to $500 or more per day, referral to Code Compliance and a special magistrate, unsafe building cases before the Construction Board of Adjustment and Appeals, and a report to the state Division of Condominiums.
How we handle reserve funding plans in Palm Beach County
For associations along the Intracoastal and the beaches of unincorporated Palm Beach County, the county's three-mile line can bring the milestone inspection five years earlier than inland. That earlier inspection can feed the SIRS, because a milestone inspection completed within the previous five years may replace the visual inspection portion of the study.[2][3]
Permits in Palm Beach County
- Palm Beach County Building Division: Milestone inspection notices and filings for unincorporated Palm Beach County
What funding options does the law allow?
- Regular assessments set in the annual budget
- Special assessments, with a majority of the total voting interests
- A line of credit or loan, with a majority of the total voting interests, sized to cover any previously waived or unfunded reserves and immediately available to the board
- Pooling, but only of SIRS components with other SIRS components
Can we pause reserves to pay for milestone repairs?
For a budget adopted on or before 31 December 2028, if a milestone inspection was completed in the previous 2 calendar years, owners may approve by a majority of the total voting interests a pause or reduction of reserve contributions for up to two consecutive budgets to fund the milestone repairs. A new SIRS is required before contributions resume. The option does not apply to developer-controlled associations or associations controlled by owners for less than a year.[3]
What if the building is uninhabitable after a disaster?
If the local building official decides the whole building is uninhabitable because of a natural emergency, the board may pause or reduce reserve funding until the building is habitable again, and may spend reserves to make it habitable.[3]
| Topic | Rule in Palm Beach County | Source |
|---|---|---|
| First inspection | Unincorporated Palm Beach County inspects buildings within three miles of a coastline at 25 years and others at 30. | Palm Beach County |
| First inspection | Palm Beach County buildings that reached the trigger age before 1 July 2022 were due by 31 December 2024. | Palm Beach County |
| Extensions | The county grants 60-day extensions on a written request with a sealed occupancy statement. | Palm Beach County |
| Phase 2 | Some Palm Beach jurisdictions accept a combined Phase 1 and Phase 2 inspection. | OPPAGA 26-04 |
| Notice | The county's certified letter arrives in the due year, and the inspection is due within 180 days of it. | Palm Beach County |
| Filing | Reports use Form EB18-2024 and are uploaded through the county portal by the architect or engineer who prepared them. | Palm Beach County |
Frequently asked questions
Is there local help with assessments or repair costs in Palm Beach County?
In the state's 2025 data, 17 of the 39 Palm Beach municipal building officials did not report milestone figures, the largest gap of the three South Florida counties. State law lets associations fund reserves through regular or special assessments, lines of credit or loans.
What happens after repairs in Palm Beach County?
The original inspector re-inspects the areas in the first report and files a Phase One Amended report on Form EB18-2024.
What are the penalties in Palm Beach County?
The county lists daily fines of up to $500 or more, referral to Code Compliance and a special magistrate, and a report to the state Division of Condominiums.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 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.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Inspections: DBPR Condominium Information and Resources, Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes. Accessed October 28, 2026.
Get a free quote
Tell us about your project and we will get back to you fast.