SIRS with a milestone inspection in Pinellas 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 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 may be completed alongside a milestone inspection due on or before 31 December 2026, so in Pinellas County the timing of the local milestone notice decides the plan. 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.
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Lining up the SIRS with the Pinellas County milestone notice
- 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.
- Notices go to the association and any non-association owner by certified mail, and the association tells unit owners within 14 days, by email or a website posting where owners have agreed to that.
- Ordinance 24-18 sets the county process, and associations register on the Pinellas County Access Portal before reports can be filed.
How we handle a SIRS done with a milestone inspection 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
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]
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]
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]
| Topic | Rule in Pinellas County | Source |
|---|---|---|
| Filing | The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach. | Pinellas County |
| Flood zones | In a Special Flood Hazard Area the county applies the 49% rule to repairs. | Pinellas County |
| State data | 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count. | OPPAGA 26-04 |
| Contact | The county takes milestone questions at Milestone@pinellas.gov. | Pinellas County |
Frequently asked questions
Can our Pinellas County SIRS be done with the milestone inspection?
Notices go to the association and any non-association owner by certified mail, and the association tells unit owners within 14 days, by email or a website posting where owners have agreed to that. No SIRS may be completed after 31 December 2026, whatever the milestone date.
Is Pinellas on a 25 or 30-year schedule?
The county page shows a 30-year schedule and no separate coastal rule.
Does Pinellas County handle reports for our city?
The county files for unincorporated Pinellas and seven municipalities, Belleair Beach, Belleair Bluffs, Belleair Shore, Indian Rocks Beach, Oldsmar, Safety Harbor and Kenneth City. Other cities file with their own building departments.
How do we register in Pinellas County?
On the Pinellas County Access Portal, following the county's registration guide for condo milestone inspections.
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.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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