For condo buildings with three or more habitable stories, Florida now requires a milestone structural inspection by the end of the year the building turns 30 (or 25 if the local building department requires it), then every 10 years, and a structural integrity reserve study (SIRS) every 10 years. When you buy a resale condo, the seller must give you the condo documents, including the milestone inspection summary and the most recent SIRS (or a statement that none has been completed), and you can cancel within 7 days after receiving them, not counting weekends and legal holidays. That right cannot be waived.
1. Why condo buying changed in Florida
After the 2021 Surfside collapse, Florida passed laws requiring regular structural inspections and fully funded reserves for structural items in larger condo buildings. Some associations have had to raise dues or levy special assessments to catch up. For a buyer, the price of the unit is only part of the picture: the building's condition and reserve plan can change your monthly cost.
2. The milestone inspection
| Item | What Florida Statute 553.899 requires |
|---|---|
| Which buildings | Condo and co-op buildings three habitable stories or more |
| First inspection | By December 31 of the year the building turns 30 (from its certificate of occupancy); the local building department may set 25 instead |
| After that | Every 10 years |
| Phase one | A licensed architect or engineer visually examines the structure |
| Phase two | Required only if phase one finds substantial structural deterioration; may include testing, and repairs must follow on a set timeline |
The local building department can consider local conditions, such as closeness to salt water, which matters for Gulf Coast buildings.
3. The structural integrity reserve study (SIRS)
A SIRS estimates the remaining life and replacement cost of the building's key items: the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors. It then sets a reserve funding plan. Associations with buildings three habitable stories or higher must complete one at least every 10 years; for most existing associations, the first was due by December 31, 2025. The 2025 law (HB 913) also gave associations more ways to meet reserve requirements, such as a line of credit approved by the owners, and lets owners vote to pause or reduce reserve contributions for up to two annual budgets after a milestone inspection to pay for the repairs it recommends.
What to look for when you read one:
- Big items coming due soon. A roof or concrete repair in the next few years is a likely special assessment if reserves are short.
- Funding versus the plan. Compare the reserve balance and the budget's reserve line to what the SIRS recommends.
- No SIRS at all. If one is required but has not been done, ask why and when it will be.
4. Documents you are entitled to, and your 7 days to cancel
Under Florida Statute 718.503(2), the seller of a resale condo must provide, at the seller's expense:
- The declaration, articles of incorporation, bylaws and rules
- The annual financial statement and annual budget
- The milestone inspection summary, if applicable
- The most recent SIRS, or a statement that one has not been completed
- The turnover inspection report, if one was done on or after July 1, 2023
- The association's Frequently Asked Questions and Answers document
You may cancel the contract within 7 days after signing and receiving these documents, not counting Saturdays, Sundays and legal holidays. The statute says any waiver of that right has no effect, and the right ends at closing. For contracts signed after December 31, 2024, the contract must also state in conspicuous type whether the association has completed, or must complete, a milestone inspection, turnover inspection report or SIRS.
5. What I check before you commit
- Special assessments: any approved, proposed or discussed in recent board minutes. Larger associations must post minutes online.
- Dues trend: how much dues have risen and what the new budget shows.
- Insurance: what the master policy covers, its deductible, and what you need on your own unit (HO-6) policy.
- Financing: some lenders and loan programs will not finance units in buildings with significant deferred maintenance or unresolved critical repairs. Ask your lender about the specific building early.
- Rental and pet rules in the declaration and rules, if those matter to you.
The Answer Center's HOA vs. No HOA guide covers association fees more generally.
Common questions
Does every Florida condo need a milestone inspection?
No. Florida Statute 553.899 applies to condo and co-op buildings three habitable stories or more. Smaller buildings, such as many one- and two-story villa or townhome-style condos, are not covered by the milestone requirement.
What is a SIRS in a Florida condo?
A structural integrity reserve study estimates the remaining life and replacement cost of key structural items and sets a reserve funding plan. Associations with buildings of three or more habitable stories must complete one every 10 years.
How long do I have to cancel a Florida condo contract?
For a resale condo, you can cancel within 7 days after signing the contract and receiving the required documents, not counting weekends and legal holidays. The right cannot be waived and ends at closing.
Can the association raise dues or charge a special assessment after I buy?
Yes. Dues and special assessments are set by the association. That is why reviewing the SIRS, budget, reserves and recent board minutes before closing matters.
Do Citizens condo unit owner policies require flood insurance?
No. Citizens' flood insurance requirement does not apply to condominium unit-owner policies, though flood coverage may still be wise.
Official sources & where to verify
- Florida Statute 553.899 — milestone inspections
- Florida Statute 718.503 — documents for buyers and the 7-day cancellation right
- Florida Statute 718.112 — association budgets, reserves and the SIRS
- Florida Legislature — HB 913 (2025) — condo law changes effective July 1, 2025
- DBPR Division of Florida Condominiums, Timeshares and Mobile Homes
Links go to government, regulatory or program sources so you can confirm current rules directly. Rules and figures change; the source controls.