Milestone inspections
Florida's milestone inspection law, in plain English.
Senate Bill 4-D requires most condo and co-op buildings three stories and taller to pass a structural "milestone inspection" at set ages, then again every ten years. It runs alongside the SIRS reserve requirement — different document, same root cause: Surfside, and the discovery that a lot of older buildings had never been formally re-inspected.
The timeline, and why it's faster near the coast
Statewide, the first milestone inspection is due at 30 years of age (25 years for buildings within three miles of the coast), then every 10 years after. Miami-Dade and Broward counties ran their own, older local inspection programs for years before the state law and still enforce accelerated local timelines on top of it — which is part of why those two counties have the deepest paper trail of real inspection and SIRS reports.
Why it matters if you're closing soon
A failed or overdue milestone inspection can force repairs, and those repairs get funded the same two ways as any other reserve shortfall: dues increases or a special assessment. If a building is coming up on an inspection deadline, or just had one, that inspection report belongs in the stack you send us — it's one of the documents that can turn a vague worry into a dollar figure.