SIRS with a milestone inspection in Palm Beach County
One schedule for both, inside the 31 December 2026 outside date.
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We arrange and coordinate a SIRS done with a milestone inspection 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 may be completed alongside a milestone inspection due on or before 31 December 2026, so in Palm Beach County the timing of the local milestone notice decides the plan. Unincorporated Palm Beach County inspects buildings within three miles of a coastline at 25 years and others at 30. The county's certified letter arrives in the due year, and the inspection is due within 180 days of it.
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Lining up the SIRS with the Palm Beach County milestone notice
- The county sends certified letters to associations in the year the inspection is due, and the inspection must be completed within 180 days of receiving the letter unless a fixed legacy deadline applies.
- 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.
- Phase 1, Phase 2 and Phase One Amended reports all use Form EB18-2024 and are uploaded through the county's Milestone Inspection Form Submission portal with the building's Reference ID, one building and one report type at a time, and only by the architect or engineer who prepared the report.
- The county page covers unincorporated Palm Beach County only. Cities with their own building departments, such as Boca Raton, apply their own rules.
- OPPAGA found that some jurisdictions in Palm Beach County accept one combined Phase 1 and Phase 2 inspection.
How we handle a SIRS done with a milestone inspection 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
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.[4][5]
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.[4]
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.[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 |
| Repairs | Repairs must start within 365 days of the county receiving the Phase 2 report. | Palm Beach County |
| Phase 2 | After repairs the original inspector files a Phase One Amended report on Form EB18-2024. | Palm Beach County |
| Contact | The county answers milestone questions at 561-233-5020. | Palm Beach County |
Frequently asked questions
Can our Palm Beach County SIRS be done with the milestone inspection?
The county sends certified letters to associations in the year the inspection is due, and the inspection must be completed within 180 days of receiving the letter unless a fixed legacy deadline applies. No SIRS may be completed after 31 December 2026, whatever the milestone date.
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.
Does the county rule apply in West Palm Beach or Boca Raton?
The county page covers unincorporated Palm Beach County. Cities with their own building departments apply their own rules, so check your city.
Who uploads the report to Palm Beach County?
Only the architect or engineer who prepared it, through the county portal on Form EB18-2024 with the building's Reference ID.
Sources
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. 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.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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