The short answer: Florida condo buildings that are three or more habitable stories tall now need two safety checks. One is a milestone inspection when the building turns 30 years old, then every 10 years. The other is a Structural Integrity Reserve Study (SIRS), a plan for saving money for big building repairs. Boards can no longer vote to skip saving for the items on that list, so many owners are seeing higher fees and special assessments. As of October 2026, the main rules come from laws passed in 2022 through 2025.
This guide explains general rules in plain language. It is not legal or financial advice, and Florida Senior Support is not a law firm, financial advisor or insurance agency. For advice about your own situation, talk to a licensed professional.
How We Got Here: The Laws in Plain Terms
After the 2021 Champlain Towers South collapse in Surfside, Florida changed its condo laws. Several bills built the rules we have today:
- 2022, Senate Bill 4-D: Created the milestone inspection and the reserve study requirements.
- 2023, SB 154, and 2024, House Bill (HB) 1021: Adjusted deadlines and tightened the rules on reserves and records.
- 2025, HB 913: The newest big change. It was signed June 23, 2025, and is Chapter 2025-175, Laws of Florida. See the Florida Senate bill page.
We checked for 2026 changes. The Legislature did pass a large clean-up bill in 2026 that touched some condo statutes, but it fixed wording and cross-references. We found no new condo safety or reserve rules from the 2026 session. Rules can change, so check with your association's lawyer or the state.
Milestone Inspections: Which Buildings Need One?
A milestone inspection is a check of a building's structure by a licensed engineer or architect. It applies to condo and co-op buildings that are three habitable stories or taller, as the Florida Building Code counts them. The rule is in Florida Statutes section 553.899.
- Age: The first inspection is due by December 31 of the year the building turns 30. It is counted from the date the certificate of occupancy was issued.
- Repeat: After that, the building is inspected every 10 years.
- Earlier for some: A local government may require the first inspection at 25 years. Some areas near salt water do this.
- Older buildings: Buildings that turned 30 before July 1, 2022 were due by December 31, 2024. Buildings that turned 30 between July 1, 2022 and December 31, 2024 were due by December 31, 2025.
You may have heard of a "three miles from the coast" rule. That is not in the current statute. Ask your city or county building department what applies to your building.
Phase 1 and Phase 2
- Phase 1 is a visual check of the building. It must be finished within 180 days of the owners getting notice from the local government.
- Phase 2 happens only if Phase 1 finds serious structural wear. It uses testing to learn how bad the problem is.
- Repairs must be scheduled or begun within a set time. The statute says within 365 days after the local government gets the Phase 2 report. If not, the building could be declared unsafe to live in.
Within 45 days of getting the report, the association must send a summary to every owner. It must also post the summary on the property, and online if the association is required to have a website.
What Is a Structural Integrity Reserve Study (SIRS)?
A reserve is savings an association sets aside for big repairs. A SIRS is a study that says what the building will need and when, and how much to save each year. It is required for residential condo buildings of three habitable stories or more. It must be done at least every 10 years. The rule is in Florida Statutes section 718.112.
The study must cover these parts of the building:
- Roof
- Structure, including load-bearing walls
- Fire protection and fireproofing
- Plumbing and electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
- Any other item whose repair or replacement costs more than the state dollar limit, if its failure would hurt the items above
A licensed engineer, a licensed architect, or a certified reserve specialist must do the study.
Deadlines
The state agency that oversees condos, the Department of Business and Professional Regulation (DBPR), says most associations needed their first SIRS by December 31, 2025. If your building's milestone inspection is due by December 31, 2026, the two may be done together. The SIRS cannot be finished after December 31, 2026. Details are on the DBPR condo FAQ page.
The End of Skipping Reserves
For years, owners could vote to save little or nothing. For budgets adopted on or after December 31, 2024, owners of a building that needs a SIRS can no longer vote for less than the required amount for those items. They also cannot vote to spend that money on other things. The 2025 law also raised the dollar limit for items that must be saved for from $10,000 to $25,000. The state adjusts that number for inflation each year and posts it on the DBPR website.
HB 913 added one short break. After a milestone inspection, a majority of all owners can vote to pause or cut reserve savings for up to two budget years. The money is used for the repairs the inspection found. That break applies to budgets adopted through 2028, and a new SIRS must be done before saving starts again.
Special Assessments and Ways to Pay
A special assessment is a one-time charge to owners for a large cost. Fees can also rise through higher monthly dues. The law does not say how big an assessment can be. Be careful with scary dollar figures you see online, because every building is different.
- Loans and credit lines: Under the 2025 law, a majority of all owners can approve a bank loan or line of credit to pay for reserves or repairs. This spreads the cost out. It also means interest, and the debt is repaid through your fees.
- Written notice: A special assessment needs a written notice to each owner that states its purpose. The money may be used only for that purpose.
- Payment plans: The law does not give owners a right to pay in installments. Some boards allow it. Ask in writing, and keep a copy.
Unpaid assessments are serious. The association has a lien on your unit. It must give written notice at least 45 days before a foreclosure case can end in judgment, and unpaid amounts add interest. The rules are in section 718.116. Do not assume your homestead status will stop a foreclosure. Talk to a lawyer before you fall behind.
Your Right to See the Reports
You do not need a reason to look at your association's official records. Under section 718.111, these are open to owners:
- The SIRS and any milestone inspection or other structural or life safety reports
- The budget and financial reports
- Meeting minutes and contracts
The association must make records available within 10 working days of a written request. Larger associations (25 or more units) must also post key documents online. A board member or manager who willfully refuses can face penalties.
Within 45 days of getting the SIRS, the association must either give each owner a copy or tell owners it is available on request.
What You Can Do Now
- Ask for the reports. Request your building's SIRS, milestone summary and current budget in writing. Date your request.
- Read the summary pages. Look for the repair list, the cost estimates and the yearly savings plan. Ask a trusted family member to read along.
- Go to board meetings. Owners have the right to attend. Ask how repairs will be paid for, and whether a loan or payment plan is planned.
- Look at your budget. Fees may go up. Our financial planning guide and the property tax exemptions guide may help you find savings elsewhere.
- Get help early. Call before you miss a payment, not after. See the free help list below.
- Think about your options. If costs are too high, compare your choices. Our senior living options guide explains other kinds of housing. Our Florida retirement guide covers other parts of the state.
Buying or Selling a Condo
Condo safety rules now affect every sale. Under section 718.503, a seller must give the buyer:
- The inspector's milestone summary, if one applies
- The most recent SIRS, or a statement that the association has not done one
- The budget, financial statement and governing documents
Buyers get 7 days, not counting weekends and legal holidays, to cancel after getting the papers. The contract must also say whether the association has finished any required inspection or study. If you are selling, ask your Realtor and your association for these papers early. If you are buying, read them before you sign.
Where to Get Free Help
- Office of the Condominium Ombudsman: 954-202-3234 (Spanish: 954-202-3235), ombudsman@myfloridalicense.com. This state office helps owners and boards understand their rights and can help them talk through disputes. It does not give legal advice. Learn more on the Ombudsman page.
- DBPR Division of Condominiums, Timeshares and Mobile Homes: 850-487-1395 for complaints about whether your association follows the law.
- Florida Senior Legal Helpline: 1-888-895-7873, free legal advice by phone for Floridians 60 and older who meet an income test. See the Department of Elder Affairs. Also read our free legal help guide.
- Florida Elder Helpline: 1-800-96-ELDER (1-800-963-5337) can point you to your local Area Agency on Aging.
Condos in hurricane zones also face storm risk. Read our hurricane plan for seniors to be ready.
Disclaimer: This article is for informational purposes only and does not constitute medical, financial, or legal advice. Readers should consult a qualified healthcare provider for medical concerns, a financial advisor for financial planning, and an attorney for legal matters. The resources and programs mentioned are subject to eligibility requirements and availability, which may vary. While we strive for accuracy, the information provided may not reflect the most recent updates. Always verify details with official sources or professionals before making decisions based on this content.