Comparison
Milestone Inspection vs. SIRS
Florida law requires two separate structural programs for condominium buildings: the milestone inspection and the Structural Integrity Reserve Study (a 10-year financial and engineering assessment). They have different triggers, different scopes, and different statutory authority. Both may apply to your building.
- Updated
- September 4, 2026
The direct answer: What is the difference between a milestone inspection and a SIRS?
They are two separate legal requirements with separate clocks. A milestone inspection under §553.899 is a structural condition inspection triggered by building age from the Certificate of Occupancy. A Structural Integrity Reserve Study under §718.112(2)(g)1 is a funding study of eight statutory components, triggered by the condominium's creation and repeated every 10 years. Neither satisfies the other.
How A Milestone Inspection And A SIRS Compare
One examines the structure; the other funds its future repair. The rows below set the two requirements side by side on statute, trigger, cycle, scope, who performs the work and what the board receives.
| Feature | Milestone Inspection | SIRS |
|---|---|---|
| Governing statute | §553.899 (SB 4-D, 2022) | §718.112(2)(g)1 (SB 4-D, 2022; amended HB 913, 2025) |
| What starts the clock | Certificate of Occupancy (CO) date | Creation of the condominium under §718.112(2)(g)1. |
| First requirement | 30 years from CO (25 at local agency discretion) | 10 years from creation of the condominium |
| Frequency after first | Every 10 years | Every 10 years |
| Who performs it | Licensed architect or professional engineer | Licensed professional engineer |
| What it assesses | Current structural and life-safety condition of the load-bearing walls and primary structural members | Eight statutory items: roof; structure, including load-bearing walls and primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical; waterproofing and exterior painting; windows and exterior doors; and any other item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted amount determined by the Division, whichever is greater, and would negatively affect the other seven listed components |
| Output | Sealed inspection report submitted to local building dept. | Reserve study with funding analysis submitted to association |
| Phase 2 requirement | Phase 1 is a visual inspection; Phase 2 is required only if substantial structural deterioration is found | No phases — one comprehensive visual inspection and reserve funding analysis |
| Who enforces it | Local building department | DBPR Division of Florida Condominiums, Timeshares, and Mobile Homes |
| Penalty for non-compliance | County-imposed fines, potential occupancy restrictions | Association liability, potential DBPR action |
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Scope reference
What Each Study Looks At
A milestone inspection is a structural condition inspection under §553.899. A SIRS is a funding study under §718.112(2)(g)1 covering eight required components. Different triggers, different deliverables.
Does A SIRS Replace A Milestone Inspection?
If your building is 30 years old or older AND is a condominium, you likely need both — the milestone inspection to satisfy state structural requirements, and a SIRS to satisfy reserve funding law. The two programs are not interchangeable and cannot substitute for each other.
Governing Authority
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