Informational, not legal advice. Your declaration, bylaws and specific facts matter. For decisions affecting your association, consult a Florida-licensed attorney or the DBPR Division of Condominiums, Timeshares and Mobile Homes. We are nonpartisan and take no position on legislation.
After the 2021 Champlain Towers collapse in Surfside, Florida passed SB 4-D in 2022. It created two requirements for condominium and cooperative buildings (DBPR FAQ). Both apply to residential buildings three habitable stories or higher (s. 553.899(3); s. 718.112(2)(g)1).
Milestone inspection. This checks the building's current structural condition. It is due by December 31 of the year the building turns 30, then every 10 years. A local building agency may require it at 25 years where conditions such as proximity to salt water justify it (s. 553.899(3)). Phase one is a visual examination by a licensed architect or engineer. Phase two is required only if phase one finds signs of substantial structural deterioration (s. 553.899).
Structural Integrity Reserve Study (SIRS). This plans and funds future repair and replacement of key components: roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors (s. 718.112(2)(g)1). It is repeated every 10 years. If an association's milestone inspection is due on or before December 31, 2026, it may do the SIRS at the same time, but "in no event" later than December 31, 2026 (s. 718.112(2)(g); DBPR FAQ).
After a SIRS: the association must give owners a copy, or notice that it's available, within 45 days (s. 718.112(2)(g)). It must also report the SIRS to DBPR through its online account within 45 days (DBPR FAQ).
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