SIRS update in Palm Beach County
Required before a budget that does not match your latest study.
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 SIRS updates 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
A SIRS must be redone at least every 10 years, and in Palm Beach County the local inspection cycle is the natural point to update it. Unincorporated Palm Beach County inspects buildings within three miles of a coastline at 25 years and others at 30. Palm Beach County buildings that reached the trigger age before 1 July 2022 were due by 31 December 2024.
Last updated
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 Palm Beach County
- Buildings that reached 25 or 30 years before 1 July 2022 were due by 31 December 2024, and those reaching that age between 1 July 2022 and 31 December 2024 were due by 31 December 2025. Later buildings are due by 31 December of the year they reach the trigger age.
- 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.
- 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.
- 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.
- Palm Beach was one of the three counties, with Broward and Miami-Dade, that reported the most required Phase 2 inspections in 2024.
How we handle SIRS updates 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.[1][4]
Permits in Palm Beach County
- Palm Beach County Building Division: Milestone inspection notices and filings for unincorporated Palm Beach County
What triggers an update?
- 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
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.[4]
| 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 |
| 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 |
| Buildings covered | The county rules cover unincorporated areas; cities such as Boca Raton run their own programs. | Palm Beach County |
| Contact | The county answers milestone questions at 561-233-5020. | Palm Beach County |
Frequently asked questions
When should a Palm Beach County association update its SIRS?
In unincorporated Palm Beach County, condo and co-op buildings three stories or more that sit within three miles of a coastline get their first milestone inspection at 25 years; buildings farther inland wait until 30. Every building then repeats every 10 years. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
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.
When does the 180 days start in Palm Beach County?
From the county's certified letter, which goes out in the year the inspection is due, unless a fixed legacy deadline applies to your building.
Sources
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. 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.
Get a free quote
Tell us about your project and we will get back to you fast.