28 Oct Las Olas River House Fort Lauderdale Condos: Prices, Inspections & SIRS (2026)

Las Olas River House Fort Lauderdale Condos: Prices, Inspections & SIRS (2026)

Las Olas River House is a condominium at 333 Las Olas Way in Fort Lauderdale, built in 2004, with residences priced $599,000 to $5.8 million. County records list 285 residences. It is on Las Olas Way downtown, west of the Intracoastal Waterway.

Las Olas River House at a Glance

Prices and Recent Listings

Asking prices for residences at Las Olas River House as of October 2026 ran from $599,000 to $5.8 million, depending on floor, view, size and renovation.

Inspection Status

The building is 22 years old, so its first statewide milestone inspection is not due until December 31, 2034 under the 30-year rule.

Fort Lauderdale is in Broward County, where the county’s Building Safety Inspection Program (BORA Policy 05-05) applies under the Broward amendments to the Florida Building Code. Buildings need structural and electrical safety inspections at 25 years of age, based on the certificate of occupancy date, and every 10 years after that, and the program counts as compliance with Florida’s milestone inspection. Confirm a building’s schedule and latest report with the City of Fort Lauderdale or the association.

Florida requires milestone inspections for condo buildings of three or more stories. Phase 1 is a visual review by a licensed engineer or architect; Phase 2 is required only if Phase 1 finds substantial structural deterioration, and repairs must begin within 365 days of the Phase 2 report. Since January 1, 2026, associations with 25 or more units must post milestone reports, the structural integrity reserve study and the budget on their website.

Reserves, SIRS and Assessments

Since budgets adopted after December 31, 2024, Florida condo associations can no longer waive or reduce reserves for the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors. That has raised monthly dues in many older oceanfront buildings. When comparing residences, review the current budget, the reserve balance and any planned or pending special assessments.

What Buyers Should Ask For

• The milestone inspection summary, if the building has had a milestone inspection (ask for any Phase 2 report too)
• The most recent structural integrity reserve study, or a statement that none has been completed
• The annual budget and financial statement, plus the reserve balance and any special assessments
• Board minutes from the past year, for planned repairs

For a resale, Florida law (section 718.503(2)) entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, annual financial statement and budget, Q&A sheet, milestone inspection summary (if applicable), the most recent SIRS or a statement that none exists, and any turnover inspection report. Unless the buyer received them more than 7 days before signing, the buyer may cancel within 7 days (excluding weekends and legal holidays) after signing and receiving them, until closing. A buyer purchasing from the developer has 15 days (section 718.503(1)). Board minutes, reserve balances and special-assessment details are not on the statutory list; request them separately. Read our complete guide to Florida condo milestone inspections and SIRS.

Full list: see our Florida condo due diligence checklist, with every document to get before you sign and the Florida statute behind each one.

Frequently Asked Questions

How much does a residence at Las Olas River House cost?

Listed residences at Las Olas River House are priced $599,000 to $5.8 million as of October 2026.

When is the milestone inspection due at Las Olas River House?

Under Florida’s statewide rule for buildings of three or more stories, the first milestone inspection deadline for Las Olas River House is December 31, 2034, with another about every 10 years after that. Broward County also requires a structural and electrical safety inspection at 25 years from the certificate of occupancy and every 10 years after that; ask the association for the latest report and confirm the schedule with the City of Fort Lauderdale.

Where is Las Olas River House?

Las Olas River House is at 333 Las Olas Way, on Las Olas Way downtown, west of the Intracoastal Waterway. Ask about the view and the beach or water access of a specific residence.

More Fort Lauderdale Condos

• Every Fort Lauderdale condo from $1 million
• Fort Lauderdale, FL guide
• 100 Las Olas, Fort Lauderdale
• Riva, Fort Lauderdale
• 45 Hendricks, Fort Lauderdale
• AquaLuna Las Olas, Fort Lauderdale
• Florida condo milestone inspection and SIRS guide (2026)

Last updated October 24, 2026. Building details come from county property records, public listings and government sources and are deemed reliable but not guaranteed. Prices are asking prices or estimates as of the date shown. Not legal, financial or engineering advice. Full disclaimer