SIRS update in Pinellas County
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 Pinellas County, working to the rules of the Pinellas County Building and Development Review Services 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 Pinellas County the local inspection cycle is the natural point to update it. Pinellas uses a 30-year schedule with no separate coastal rule. Pinellas buildings that turned 30 before 1 July 2022 were due before 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 Pinellas County
- The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building.
- Buildings that reached 30 years before 1 July 2022 had to be inspected before 31 December 2024, those reaching 30 by 31 December 2024 before 31 December 2025, and later buildings by 31 December of the year they turn 30.
- The county says that if a building is in a Special Flood Hazard Area, the 49% rule applies to repairs, which can change the scope and cost of a large repair project.
- In the state's 2024 data, 8 Pinellas buildings were found unsafe or uninhabitable after milestone inspections, out of 30 statewide and behind only Osceola County.
- Ordinance 24-18 sets the county process, and associations register on the Pinellas County Access Portal before reports can be filed.
How we handle SIRS updates in Pinellas County
Gulf-front associations in Pinellas carry a risk the reserve study has to price: the county applies the 49% rule to repairs in a Special Flood Hazard Area, and 8 county buildings were found unsafe or uninhabitable in 2024. We make sure the reserve professional knows the flood zone and the milestone findings before the funding schedule is set.[1][2]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
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.[3]
| Topic | Rule in Pinellas County | Source |
|---|---|---|
| Notice | Notices arrive by certified mail, and owners must be told within 14 days. | Pinellas County |
| Buildings covered | The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach. | Pinellas County |
| Contact | The county takes milestone questions at Milestone@pinellas.gov. | Pinellas County |
Frequently asked questions
When should a Pinellas County association update its SIRS?
The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
Is Pinellas on a 25 or 30-year schedule?
The county page shows a 30-year schedule and no separate coastal rule.
Does the flood zone affect milestone repairs in Pinellas?
The county says the 49% rule applies to repairs if the building is in a Special Flood Hazard Area.
How many Pinellas buildings were found unsafe?
8 in 2024, out of 30 statewide, according to OPPAGA's report on local milestone data.
Sources
- Condo Milestone Inspections, Pinellas County, Pinellas County. 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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