Free Compliance Tool
When is your milestone
inspection due?
Florida's structural inspection deadline is rolling — a new group of buildings comes due every December 31. Enter your building's facts and get the date, the rule that sets it, and what happens next. No email required to see your answer.
Milestone Inspections, Answered Plainly
When is my building’s milestone inspection due?
A Florida condominium or cooperative building three habitable stories or more in height, as determined by the Florida Building Code, must complete its first milestone inspection by December 31 of the year it turns 30 from its certificate of occupancy, and again every 10 years after each inspection. Floors used solely for parking, storage or mechanical equipment are not habitable stories. It is a rolling deadline — a new group of buildings comes due every year, not a single statewide cliff.
Is the deadline 25 years or 30 years for coastal buildings?
The statewide rule is 30 years. Florida law allows your local enforcement agency to require the first inspection at 25 years where local circumstances — including environmental conditions such as proximity to salt water — warrant it. That is a local determination, not an automatic statewide rule, and it is not a fixed distance-from-the-coast test: the three-mile rule was the 2022 SB 4-D formulation and was removed by SB 154 in 2023. Confirm with your county or municipal building department which trigger applies.
Are there $500-per-day fines for missing the milestone deadline?
Not as a statewide statutory fine. Section 553.899 sets no dollar penalty; it delegates enforcement to local building departments. Some jurisdictions impose daily code-enforcement fines — amounts vary — along with referral to a special magistrate and, for buildings deemed unsafe, restrictions up to vacating the building. If a phase-two report requires repairs, they must begin within 365 days.
When is the SIRS (structural integrity reserve study) due?
For a unit-owner-controlled association that existed on or before July 1, 2022 and is subject to the SIRS requirement, the initial-study deadline depends on which chapter governs: December 31, 2025 for a condominium under s. 718.112(2)(g)7, and December 31, 2024 for a cooperative under s. 719.106(1)(k)7 — HB 913 extended the condominium provision, and the cooperative text as codified was not changed. If the association must complete a milestone inspection on or before December 31, 2026, it may complete the initial SIRS simultaneously with that inspection; the SIRS may not be completed after December 31, 2026. The provision is not automatic — association status, turnover, building height, statutory exclusions and prior studies must be confirmed. A SIRS is required at least every 10 years, and within 45 days after receiving the completed study the association must provide the required owner distribution or notice and submit the required completion statement to the Division.
Do Miami-Dade and Broward have different rules?
Yes. Both counties operate their own building recertification programs with requirements that can run earlier and stricter than the statewide rule. If your building is in Miami-Dade or Broward, confirm its status with the county before relying on the statewide date.
What happens after the inspection is complete?
The two reporting paths are different. The inspecting architect or engineer submits the sealed milestone report and summary to the association and the local building official. Within 45 days after receiving that report, the association must distribute the inspector-prepared summary to owners, post it on the property, and publish the full report and summary on its website if the association is required to maintain one. There is no corresponding association-filed 45-day milestone form submitted to DBPR. For a SIRS, within 45 days after receiving the completed study, the association must provide the required owner distribution or notice and submit the required completion statement to the Division of Condominiums, Timeshares and Mobile Homes.
This page provides legal information, not legal advice, and no attorney-client relationship is formed. Deadlines depend on facts specific to your building; consult Florida counsel for decisions with money, deadlines, or liability attached.
The deadline is the easy part
Engaging the engineer, tracking the 365-day repair clock, distributing the inspector-prepared summary within 45 days, posting and publishing the report, and proving all of it later — that is the work. LRI Connect derives every statutory deadline for your building, holds the evidence, and produces a counsel-ready compliance record each year.
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