Does HB 913 change anything for a Broward or Miami-Dade building that already does a county recertification?

Published: October 27, 2026 · Last reviewed: October 27, 2026

Reviewed by Gabor I. Nagy, PE — Founder

Direct answer: For a condominium or cooperative building covered by the Broward or Miami-Dade recertification program, no. The county program is how the milestone requirement is administered and satisfied there, so HB 913 adds no second inspection. What matters is what surrounds that inspection: the repair clock, the separate SIRS, and the disclosure a bidding firm owes the association.

This article describes the law as codified in the 2026 Florida Statutes. Chapter 2025-175 (HB 913) amended §553.899, §718.112 and §719.106, and this article does not try to separate the sentences the act added from those it carried forward.

No, for the buildings the county program covers. Florida Statutes §553.899 gives notice, compliance and enforcement of the milestone inspection to the local enforcement agency. The equivalency itself comes from the county programs, in their own words:

• Broward. Board of Rules and Appeals Policy 05-05 (revision effective August 9, 2024), §I.E, says the Building Safety Inspection Program "shall serve as compliance for both phase one and phase two milestone inspection requirements" under §553.899.
• Miami-Dade. The county's Recertification General Considerations and Guidelines (January 2025 revision) say the program "is synonymous with the State of Florida Milestone Inspection Program" and combines Phase 1 and Phase 2 into one inspection. The ordinance is County Code §8-11(f).

A covered building does not owe a county recertification and a separate state milestone inspection. Two limits apply. The county program decides which buildings it covers, and an existing report answers only the cycle it was filed for.

The counties differ on entry age, the date they count from and how long you have to respond. Our comparison is here: Broward or Miami-Dade: which recertification clock is your building on?

The misunderstanding that does cause trouble is a different one. Recertification repeats every ten years, and each cycle needs its own report. A report filed in an earlier cycle does not answer the obligation now due. The building department's notice sets the date.

The repair rule is in §553.899(11). The county or municipality must adopt an ordinance requiring the association to schedule or commence repairs for substantial structural deterioration within a timeframe the ordinance specifies, and in every case repairs must be commenced within 365 days after the local enforcement agency receives the Phase 2 report. The 365 days is the outer limit. Your ordinance may set a shorter period, and scheduling repairs does not extend the commencement limit. If the owner cannot show the agency proof that repairs are scheduled or commenced, the agency must review the building and determine whether it is unsafe for human occupancy.

The clock runs from the local enforcement agency's receipt of the report, not from the date the engineer finished it or the association received it. The enforcing agency may be a county or a municipal building department, so confirm which one has jurisdiction and ask it to document the date it received your report. What happens after a Phase 2 milestone inspection report in Florida?

A second duty starts when the association receives the inspection report. Under §553.899(9), within 45 days it must give each unit owner the inspector-prepared summary, post the summary in a conspicuous place on the property and, if the association is required to have a website, publish the full report and the summary there.

No. A completed recertification is not a completed SIRS. The Structural Integrity Reserve Study is a separate requirement with its own statute, deliverables and clock. For condominiums it is §718.112(2)(g), which applies to each building three habitable stories or higher. Cooperatives are governed by a different chapter, §719.106(1)(k), summarized below.

One part of the two can overlap. Under §718.112(2)(g)8., a milestone inspection, or an inspection for a similar local requirement, performed within the preceding five years may be used in place of the visual inspection portion of the SIRS if it meets the paragraph's requirements. That covers the visual inspection only. The component evaluation, the cost estimates and the reserve funding schedule are still the SIRS.

Four rules are worth having in front of the board:

• Deadline. A condominium association in existence on or before July 1, 2022 and controlled by unit owners other than the developer was required to complete its SIRS by December 31, 2025. An association that must complete a milestone inspection by December 31, 2026 may complete the SIRS at the same time, and in no event may a SIRS be completed after December 31, 2026 (§718.112(2)(g)7.).
• Delay after a milestone inspection. A required SIRS may be delayed for no more than the two consecutive budget years immediately following the milestone inspection (§718.112(2)(g)9.). Whether an association qualifies, and how this interacts with the deadline above, depends on its own facts and is a question for counsel.
• Reserves. For a budget adopted on or after December 31, 2024, a unit-owner-controlled association may not determine to provide no reserves or fewer reserves than the statute requires for the items a SIRS covers (§718.112(2)(f)2.b.). Members of a multicondominium association may do so only where the Division has approved an alternative funding method.
• Temporary pause for repairs. For budgets adopted on or before December 31, 2028, §718.112(2)(f)2.e. allows a temporary pause or reduction of reserve contributions to fund repairs the milestone inspection recommends. The conditions include a milestone inspection completed within the previous two calendar years, approval by a majority of the total voting interests, a limit of two consecutive budget years, and a SIRS before contributions resume. Developer-controlled associations and some others are excluded.

Cooperatives. For a residential cooperative, the SIRS provision is §719.106(1)(k). For an association in existence on or before July 1, 2022 and controlled by owners other than the developer, the initial study was due by December 31, 2024 (§719.106(1)(k)7.). The December 31, 2026 outer limit and the two-budget-year delay after a milestone inspection appear there as well. The condominium dates above are not the cooperative dates.

For the full comparison, see Milestone Inspections vs. SIRS in Florida and Can a Florida Condo Complete Its SIRS and Milestone Inspection Together in 2026?

Subsection (12) of §553.899 contains two separate duties.

1. Intent to bid on the follow-on work. A licensed architect or engineer who bids to perform a milestone inspection must disclose in writing to the association any intent to bid on the related maintenance, repair or replacement work.
2. Relationship to the inspecting firm. A design professional, as defined in §558.002, or a contractor licensed under chapter 489 who bids on work the inspection recommends may not have a direct or indirect interest in the firm providing the inspection, or be a relative of anyone who does, unless the relationship is disclosed to the association in writing. "Relative" means within the third degree of consanguinity by blood or marriage. If the required relationship was not disclosed, the contract is voidable and terminates when the association files written notice terminating it. A professional who fails to disclose may also face discipline under the applicable practice act.

The SIRS has its own provision at §718.112(2)(g)3.b. It covers design professionals and chapter 489 contractors who bid on SIRS services or the work a SIRS recommends, and its categories are not worded identically to subsection (12).

The statute speaks of bids to perform a milestone inspection. In Broward and Miami-Dade the county programs treat recertification as that inspection, and asking for written disclosure with any bid, then keeping it in the association's records, is sound procurement practice either way. Exactly which bids the statute reaches in your building's program is a question for association counsel.

Read the county's own notice before you compare proposals. It names the program your building is under and the date your next report is due, and every proposal should be measured against that date.

1. Confirm the dates with the building department. Get the date of your last recertification and the date of the next one from the department having jurisdiction, in writing, not from a prior board's memo.
2. Check the SIRS on its own statute. Find your association's type (condominium or cooperative), its date of existence and who controls it, then compare the date in the statute above. Ask counsel whether the milestone pairing or the two-budget-year delay applies to you.
3. Ask for the disclosure in writing. When you solicit inspection bids, request the written disclosures with each bid and file them.

Outside Broward and Miami-Dade there is no countywide recertification program of the same kind. In Palm Beach County, municipalities that run their own building departments are their own local enforcement agencies, and the county's Building Division handles unincorporated areas. Confirm which authority has jurisdiction over your property. The 25-year trigger applies only where the local enforcement agency has determined it under §553.899(3)(b). Published programs set it at 25 years in Boynton Beach, Highland Beach and Boca Raton, with different scopes: Boynton Beach covers condominium and cooperative buildings of three or more stories and threshold buildings, and the City of Boynton Beach's recertification program is how the milestone requirement is administered and satisfied in Boynton Beach, for the buildings it covers. Boca Raton uses 25 years within three miles of a coastline and 30 otherwise, and Highland Beach moves to a seven-year cycle for buildings 40 years or older.

For other Palm Beach cities and for unincorporated areas, the statutory baseline is 30 years, subject to a valid local determination under §553.899(3)(b). We did not locate a published 25-year determination for them as of the review date, but the statute prescribes no form for a determination, so "not located" is not "does not exist." Confirm with the building department having jurisdiction, in writing, before your board relies on any number, including one in this article.

Fortis BuildSafe Solutions is a forensic engineering firm working across Broward, Miami-Dade and Palm Beach. Every Fortis assessment is performed to one documented standard and sealed by a licensed Florida PE who exercised direct responsible charge.

If your board has questions about the engineering side, such as what an inspection will examine or what the report must contain, we are glad to talk. Questions about what the statute requires of your association belong with your counsel.

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This article is general educational information, not legal advice and not a determination about any specific building. Statutes and ordinances change; confirm your building's requirements and dates with the building department having jurisdiction and association counsel before your board acts.

• Florida Statutes §553.899, mandatory structural inspections, 2026 edition: (3)(a) 30-year default from certificate of occupancy; (3)(b) local determination of 25 years; (3)(d) acceptance of earlier inspections; (9) 45-day owner summary, posting and website; (11) ordinance and 365-day repair commencement; (12) disclosure and conflict-of-interest rules; history note ending s. 4, ch. 2025-175. https://www.flsenate.gov/Laws/Statutes/2026/553.899 (accessed 2026-10-27)
• Florida Statutes §718.112(2)(g) and (2)(f), 2026 edition: (g)1. three habitable stories; (g)3.b. SIRS bidder disclosure; (g)7. deadline; (g)8. use of a milestone inspection for the visual inspection portion; (g)9. delay after a milestone inspection; (f)2.b. reserve waiver limit and multicondominium exception; (f)2.e. temporary reserve pause, budgets through December 31, 2028. https://www.flsenate.gov/Laws/Statutes/2026/718.112 (accessed 2026-10-27)
• Florida Statutes §719.106(1)(k), 2026 edition (cooperative SIRS; initial study due December 31, 2024; outer limit December 31, 2026; two-budget-year delay). https://www.flsenate.gov/Laws/Statutes/2026/719.106 (accessed 2026-10-27)
• CS/CS/HB 913 (2025), Condominium and Cooperative Associations, approved June 23, 2025, chapter 2025-175, effective July 1, 2025 except as otherwise provided. https://www.flsenate.gov/Session/Bill/2025/913 (accessed 2026-10-27)
• Broward County Board of Rules and Appeals, Policy 05-05, Building Safety Inspection Program, revision effective August 9, 2024 (§I.D prior inspections; §I.E compliance with milestone phases one and two; §III.B.1 25-year trigger), text checked against the City of Pompano Beach copy: https://cdn.pompanobeachfl.gov/city/pages/building_inspections/Board-Policy-05-05_Amendments-08092024.pdf (accessed 2026-10-27)
• Miami-Dade County Recertification General Considerations and Guidelines, revision 01/25 R2.0, General Statement; Miami-Dade County Code §8-11, as amended by Ordinance 22-57. https://www.miamidade.gov/resources/economy/building/documents/general-consideration-guidelines-2025.pdf (accessed 2026-10-27) · https://www.miamidade.gov/building/library/amended-miami-dade-ordinance.pdf (accessed 2026-10-10)
• City of Boynton Beach, Building Recertification. https://www.boynton-beach.org/469/Building-Recertification (accessed 2026-10-22)
• Town of Highland Beach, Milestone Recertification Information. https://www.highlandbeach.us/319/Milestone-Recertification-Information (accessed 2026-10-22)
• City of Boca Raton, Building Recertification Inspection Program (Ord. 5589; §19-162). https://myboca.us/2091/Building-Recertification-Inspection-Prog (accessed 2026-10-22)