Condo safety services in Florida
Milestone inspections, SIRS, recertification and concrete restoration.
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- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Most Florida condo buildings three habitable stories or higher face three duties: a milestone inspection at 30 years (25 where the building department chooses it near salt water) and every 10 years after, a structural integrity reserve study at least every 10 years, and, in Miami-Dade and Broward, the county recertification program. Inspections are performed by Florida-licensed engineers and architects that we arrange and coordinate.
Last updated
Building recertification (40-year)
Miami-Dade and Broward's own building safety recertification programs, which run alongside the state milestone law and cover more buildings.
Structural recertification
The structural report for Miami-Dade and Broward recertification, signed by a qualified engineer or architect.
Electrical recertification and thermography
The electrical half of recertification, including infrared thermography where the program requires it.
Parking lot guardrails and lighting
The parking lot illumination and guardrail certifications some recertification programs require.
Condo concrete restoration
Balcony, slab, garage and facade repairs after a milestone or recertification report, designed by the engineer of record and built by a qualified contractor.
Balcony restoration
Slab edge and soffit repairs, coatings and railing work on condo balconies, stack by stack.
Concrete spalling repair
Repairing concrete that has cracked and broken away over corroding reinforcing steel.
Post-tensioned slab repair
Repairs to slabs reinforced with tensioned steel tendons, which need specialist assessment before anyone cuts concrete.
Parking garage restoration
Columns, beams and decks in condo garages, which take the worst of water, salt and car traffic.
Waterproofing and sealants
Coatings, sealants and membranes that keep water out of the structure, and a required SIRS item.
Balcony railing replacement
Replacing corroded or loose railings, often with the balcony slab repairs around their posts.
Milestone inspections
The structural inspection Florida condo and co-op buildings need at 30 years (25 near salt water where the building department says so) and every 10 years after.
Phase 1 milestone inspection
The visual examination and report due within 180 days of the building department's notice.
Phase 2 milestone inspection
Testing to assess substantial structural deterioration found in Phase 1, with a progress report due in 180 days.
Coastal 25-year inspections
Where the building department requires the first milestone at 25 years because of salt water, county by county.
Repairs after Phase 2
The 365-day rule, local repair ordinances, permits and bid disclosures after a Phase 2 report.
Structural integrity reserve studies (SIRS)
The 10-year study of roof, structure, fire protection, plumbing, electrical, waterproofing and windows that sets your reserves. No SIRS may be completed after 31 Dec 2026.
SIRS study
The full study for a building that has never had one, or whose last one is 10 years old.
SIRS update
The update the law requires when your funding changes, or before a budget that departs from the last study.
Reserve funding plan
Turning the SIRS into a budget, with the baseline plan, loans, lines of credit, pooling and the post-milestone pause.
SIRS with a milestone inspection
Doing both together, reusing a recent milestone inspection and the combined 31 Dec 2026 outside date.
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