SIRS with a milestone inspection in Tampa

Lining up the SIRS with the Tampa milestone notice

• 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.
• The city's program page shows the 30-year trigger only and no 25-year rule for buildings near salt water, so bayfront towers on Bayshore and Harbour Island follow the same 30-year clock as inland buildings unless the city notifies otherwise.
• Reports are filed in Accela Citizen Access, where a registered user applies for an RCT record, and each report must be performed, signed and sealed by a Florida design professional.

How we handle a SIRS done with a milestone inspection 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

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][2]

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]

Frequently asked questions