SIRS update in Tampa
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 Tampa, working to the rules of the City of Tampa Construction 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 Tampa the local inspection cycle is the natural point to update it. Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. Tampa's page sets no repair deadline of its own, so the state 365-day rule governs.
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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 Tampa
- The city's page sets inspection deadlines but no repair deadline of its own, so the state rule applies, under which repairs for substantial structural deterioration must start within 365 days of the Phase II report.
- Phase I must be completed within 180 days after the owners receive the city's written notice under s. 5-110.9.8.
- Buildings that should be in the program but have not received a notice are asked to contact CSDLSP@tampagov.net or 813-307-3980, and the city posts its Milestone Inspection Notification Letter.
How we handle SIRS updates in Tampa
Under Tampa's 30-year trigger with no coastal exception, a bayfront condo can reach its first milestone inspection five years later than a similar building under a 25-year program. For the SIRS that cuts both ways. A recent milestone can replace the study's visual portion, but where none exists we arrange the full visual inspection for the reserve study rather than wait.[1][3]
Permits in Tampa
- City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits
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 Tampa | Source |
|---|---|---|
| First inspection | Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. | City of Tampa |
| Filing | Tampa reports are filed in Accela Citizen Access as an RCT record. | City of Tampa |
| Contact | Tampa Construction Services takes milestone questions at (813) 274-3100, option 1. | City of Tampa |
Frequently asked questions
When should a Tampa association update its SIRS?
Tampa runs milestone inspections under City Code s. 5-110.9, Mandatory Structural Inspections for Condominium and Cooperative Buildings, for association buildings three stories or more. The first inspection is due at 30 years from the certificate of occupancy and then every 10 years. Updating after major repairs keeps the reserve schedule honest about what has already been replaced.
Does Tampa set a repair deadline?
The city's page does not. The state rule applies, so repairs for substantial structural deterioration must start within 365 days of the Phase II report.
We never received a Tampa notice. What should we do?
The city asks buildings that should be in the program but were not notified to contact CSDLSP@tampagov.net or 813-307-3980.
Sources
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. 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.
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