SIRS with your milestone inspection
One schedule for both, inside the 31 December 2026 outside date.
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We coordinate the milestone inspection and the SIRS so the visual work is shared where the law allows and the deadlines line up.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
An association with a milestone inspection due on or before 31 December 2026 may complete its SIRS at the same time, but no SIRS may be completed after 31 December 2026. A milestone inspection performed within the past 5 years that meets the SIRS rules may replace the SIRS visual inspection, and after a milestone inspection the association may delay a required SIRS for up to 2 budget years to fund repairs (s. 718.112(2)(g)7 to 9).
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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.[1][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.[1]
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.[1]
Frequently asked questions
Can one firm do both?
Often, because Florida-licensed engineers and architects may do both a milestone inspection and a SIRS. Each bidder must disclose any intent to bid on the repair work, under s. 553.899(12) and s. 718.112(2)(g)3.b.
Which report goes to the building department?
The milestone inspection report and its summary go to the building official. The SIRS goes to owners, with a completion statement to the Division.
Sources
- 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.
- Inspections: DBPR Condominium Information and Resources, Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes. Accessed October 28, 2026.
- Reserve threshold, Florida DBPR. Accessed October 28, 2026.
- Chapter 2025-175, Laws of Florida (CS/CS/HB 913), approved June 23 2025, Laws of Florida. Accessed October 27, 2026.
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