After the collapse of Champlain Towers South in Surfside in 2021, Florida created two requirements that now shape life in many condominium buildings: milestone inspections and structural integrity reserve studies (SIRS). Both have been amended several times since, most recently by House Bill 913, signed in June 2025.

This article explains what each one is in plain terms. It is general information, not legal or engineering advice — your association’s attorney and engineer are the authorities for your building.

Milestone inspections

A milestone inspection is a structural inspection of a condominium or cooperative building by a licensed architect or engineer, required by Florida law once a building reaches a certain age. Under the 2025 changes, the requirement applies to buildings that are three habitable stories or more in height.

The inspection generally happens in phases. The first is a visual examination of the building’s structural elements. If the inspector sees signs of substantial structural deterioration, a more detailed second phase follows, which can include testing and a list of required repairs.

The results are reported to the association and to the local building official, and the association is required to share a summary with owners.

Structural integrity reserve studies (SIRS)

A SIRS is a study of the building’s major structural and life-safety components — such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows — that estimates their remaining useful life and what it will cost to repair or replace them.

The key change for owners: associations must now fund reserves for the items identified in the SIRS, and owners can no longer vote to waive or reduce that funding the way they sometimes could in the past. Where reserves have been underfunded for years, that can mean higher monthly dues or special assessments.

Deadlines for completing a SIRS have been moved by the legislature more than once, and some associations can coordinate the SIRS with a milestone inspection. Check your association’s current status with the board or manager rather than relying on a date you read online.

A new disclosure rule

HB 913 added a protection worth knowing about: an architect, engineer or contractor hired to perform a milestone inspection or SIRS must disclose in writing if they also intend to bid on the repair work their findings identify. That separation helps boards get independent findings.

What usually happens next

For many buildings, the inspections lead to a repair project. Common scopes in South Florida include:

  • Concrete restoration — repairing spalling concrete on balconies, slab edges and columns, where corroding reinforcing steel has cracked the concrete around it
  • Balcony and railing work, often combined with concrete repairs
  • Waterproofing and sealants on façades, roofs and windows
  • Window and door replacement in older buildings

These projects need an engineer’s repair design, permits and careful coordination with residents who stay in their homes while the work happens.

What owners can do

  • Read the summaries your association distributes, and attend the meetings where results are discussed.
  • Ask how repairs will be funded — from reserves, a special assessment, a loan, or a combination.
  • Coordinate your own renovation with any building-wide work. There is little point replacing your windows months before the association replaces them all, or finishing a balcony that is about to be opened up for concrete repairs.
  • Expect independent roles: the engineer who designs the repairs and the contractor who performs them should each be clear about their role.

How we fit in

Astela works with associations, property managers and owners on the construction side of these projects — exterior and structural repairs built to the engineer’s design, permitted correctly and scheduled around the people who live in the building.

Sources and further reading: Florida Senate summary of CS/CS/HB 913 (2025); Florida Building Commission analysis of HB 913. Requirements change frequently — confirm current rules for your building with your association’s attorney and engineer.