12 Nov Florida Condo Milestone Inspections and Reserve Studies (SIRS) in 2027: Deadlines and What Changes

Florida Condo Milestone Inspections and Reserve Studies (SIRS) in 2027: Deadlines and What Changes

No new condo safety law passed in Florida’s 2026 session, so the 2027 rules are the ones already on the books: a first milestone inspection by December 31 of the year a building turns 30 (25 in many South Florida towns), a structural integrity reserve study (SIRS) that no older association may complete after December 31, 2026, and, from July 1, 2027, mandatory presuit mediation when a board fails to follow either rule. Here is what falls due in 2027, what is different in Palm Beach, Broward and Miami-Dade, and what buyers and sellers should ask for, as of November 11, 2026.

This guide summarizes Florida Statutes and county and city program pages, each listed in the Sources box with the date we checked it. It is not legal advice. Deadlines depend on a building’s certificate of occupancy date and its local building department, so confirm them with the association and the local building official.

2027 at a Glance

No New Condo Safety Law in 2026

Every condo and community association bill we followed in the 2026 session failed. HB 657, a broad association bill, passed the House 108-2 on March 5, 2026 and died in the Senate Rules Committee on March 13, 2026, according to the Senate’s bill page. SB 722, which would have changed which buildings need a SIRS and allowed some reserve waivers, died in committee. The Community Associations Institute’s Florida Legislative Alliance lists every community association bill it tracked as having died, including HB 657 (“Passed in the house, Died in Senate Committee”). The rules in force are still the ones built by SB 4-D (2022), SB 154 (2023), HB 1021 (2024) and HB 913 (2025).

Milestone Inspections in 2027

The statewide rule

Section 553.899 of the Florida Statutes covers buildings “three habitable stories or more in height” that are condominiums or cooperatives in whole or in part. Each must have a milestone inspection “by December 31 of the year in which the building reaches 30 years of age,” counted from the date its certificate of occupancy was issued, “and every 10 years thereafter.” So under the statewide rule, a building with a 1997 certificate of occupancy is due by December 31, 2027.

Older buildings were on transition deadlines. A building that reached 30 before July 1, 2022 needed its first inspection “before December 31, 2024,” and one that reached 30 “on or after July 1, 2022, and before December 31, 2024” needed it “before December 31, 2025.” If your building was in either group, the question in 2027 is not when the inspection is due but whether it was done, and what it found.

Phase 1, Phase 2 and repairs

The law sets these steps:

• Notice: the local building department sends the association written notice, and the association must tell owners within 14 days.
• Phase 1: a visual inspection by a licensed architect or engineer, due within 180 days after the notice.
• Phase 2: required only if Phase 1 finds substantial structural deterioration; a progress report is due within 180 days after the Phase 1 report.
• Owners: within 45 days of receiving a report, the association must give every owner the inspector’s summary and post it on the property.
• Repairs: each county or city must adopt an ordinance, and repairs “must be commenced within 365 days” after the Phase 2 report.

The 25-Year Rule in South Florida

State law lets a local building department require the first inspection at 25 years instead of 30 when local conditions, “such as proximity to salt water,” justify it. Many South Florida buildings fall under an earlier schedule:

• Broward County: the Board of Rules and Appeals’ Policy 05-05 requires a building safety inspection at 25 years from the certificate of occupancy and every 10 years after, and says it “shall serve as compliance for both milestone inspection requirements.” Cities run the program; Fort Lauderdale and Pompano Beach say notices go out between June 1 and August 31. Under this rule, a Broward building with a 2002 certificate of occupancy reaches 25 in 2027.
• Miami-Dade County: the county’s recertification page says coastal condo and co-op buildings (within three miles of the coastline) three stories or taller built from 1983 to 1997 needed recertification by December 31, 2024, and those built in 1998 or later need it at 25 years. Reports are due within 90 days from the date of notice. In the county’s cities, the city building official runs recertification.
• Palm Beach County: for unincorporated areas, the county’s page lists 25 years for buildings within three miles of a coastline and 30 years for the rest, although another passage on the same page gives 30 years; ask the county. The City of Delray Beach lists the same 25/30 split. The Town of Palm Beach says its milestone inspection is due when the building reaches 30 years, then every 10 years. The City of Boca Raton requires recertification at 30 years, or 25 years for condominium and co-op buildings within three miles of the coast, then every 10 years (Ordinance 5589).

Because local programs differ, and some pages list different rules for the same area, always confirm a building’s schedule with its building department.

Reserve Studies (SIRS) in 2027

A SIRS estimates what the building’s major structural parts will cost to repair or replace, and recommends how much the association should reserve each year. Under section 718.112, condominium associations with buildings three habitable stories or higher must have one “at least every 10 years.”

• The deadline: condominium associations that existed on or before July 1, 2022 had to complete one by December 31, 2025, after HB 913 moved the date from 2024. The cooperative statute (section 719.106) still reads December 31, 2024. Both laws add: “In no event may the structural integrity reserve study be completed after December 31, 2026.”
• No waiving those reserves: for budgets adopted on or after December 31, 2024, condominium owners may not vote to provide no reserves, or less than required, for the SIRS items; the cooperative statute bars voting to provide no reserves for them.
• A temporary pause: for budgets adopted on or before December 31, 2028, an association that completed a milestone inspection within the previous two years may, with a majority of all voting interests, pause reserve contributions for up to two budget years to pay for the repairs it calls for.
• Loans and lines of credit: with the approval of a majority of the total voting interests, an association may fund required reserves through a line of credit or loan that covers any previously waived or unfunded amounts.
• Reporting: within 45 days of receiving a SIRS, the association must tell the state condo division it was completed. The division keeps a public SIRS reporting database, which shows submissions as the associations filed them.

What Changes on July 1, 2027

A provision of SB 154 passed in 2023 takes effect on July 1, 2027. From that date, section 718.1255 treats a board’s failure to obtain the milestone inspection, obtain the SIRS, fund the reserves it requires, or make the maintenance and repairs they recommend as a dispute that is not subject to nonbinding arbitration and “must be submitted to presuit mediation.” The Senate’s summary of SB 154 says the change also reaches cooperatives, and the cooperative section is reenacted on the same date.

Already in Force: Websites, Disclosure and Buyer Rights

• Association websites: since January 1, 2026, condominium associations with 25 or more units must have a website or app and post their milestone inspection reports and most recent SIRS.
• What a seller must provide: the inspector’s milestone summary, if applicable, and the association’s most recent SIRS or a statement that none was completed, along with the turnover inspection report for a turnover inspection performed on or after July 1, 2023.
• Missing reports: for contracts after December 31, 2024, if a required inspection or study was not done, the contract must say so.
• Cancellation: the buyer may cancel within 7 days, not counting weekends and legal holidays, after both signing the contract and receiving the documents.

Still Pending

None of these is law as of November 11, 2026:

• The 2027 session: it runs March 2 to April 30, 2027. Ideas that failed in 2026, such as a SIRS height threshold, reserve waivers and a state database of turnover certificates, may return.
• The reserve rule: the state condo division proposed a further change to its reserve rule (61B-22.005) on October 22, 2026, which is not final.

We will update this guide when the session ends.

Questions to Ask Before You Buy or Sell

1. When was the building’s certificate of occupancy issued, and does the city or county use the 25-year or the 30-year rule?
2. Has the first milestone inspection been done? May I see the inspector’s summary and, if there was one, the Phase 2 report?
3. What repairs did the inspection call for, when must they start, and how will they be paid for?
4. When was the SIRS completed, and is the association funding reserves at the level it requires?
5. Has the association paused reserve contributions or taken a loan or line of credit for repairs?
6. Are any special assessments planned, approved or being discussed?
7. Is the association’s statement on the state’s SIRS reporting database, and are the reports posted on its website?

The Bottom Line

For 2027, the big changes are deadlines that have already passed, not new rules: by January 1, every older association should have its first SIRS, and under the statewide transition rules, buildings that turned 30 by the end of 2024 were due for their first milestone inspection by the end of 2024 or 2025 (coastal Miami-Dade condos built from 1983 to 1997 by the end of 2024). Buildings with a 1997 certificate of occupancy are due under the statewide rule by December 31, 2027, and those from 2002 reach 25 in 2027, which brings them under local 25-year rules. From July 1, 2027, board failures on inspections, reserve studies and repairs go to presuit mediation. Before you buy or sell, get the reports and confirm the dates with the local building department.

More From Everything Luxury

• Florida condo milestone inspection and SIRS guide
• Florida condo due diligence checklist
• South Florida condo guides, building by building

Last updated November 11, 2026. Facts come from the sources listed above, checked on that date, and may change. Not legal, financial, tax or investment advice. Full disclaimer