Milestone Inspections, Recertification, and Reserve Studies
Updated September 28, 2026
Milestone inspections, local building recertification, and reserve studies serve different purposes. A Florida association may need more than one. Start with the building address, association type, habitable-story count, age, and any notice from the local authority to establish the required scope.
Compare the reports
| Service | Main purpose | Where to establish the requirement |
|---|---|---|
| Milestone inspection | Evaluate structural condition and identify substantial structural deterioration when present. | Florida’s milestone statute and the local enforcement agency. |
| Building recertification | Address the building-safety reports and documentation required by a local program. | The county or municipality responsible for the property. |
| Structural Integrity Reserve Study | Evaluate specified components for reserve planning and provide funding recommendations. | The applicable condominium or cooperative statute. |
| Traditional reserve study | Support broader planning for the repair and replacement of the assets included in the study. | The association’s needs, governing documents, and applicable requirements. |
Milestone inspections: structural condition
Under section 553.899, Florida Statutes, covered residential condominium and cooperative buildings with three or more habitable stories generally need a milestone inspection by December 31 of the year they reach 30 years of age, then every 10 years. The statute includes exemptions and transitional provisions that must be checked for the property.
The local enforcement agency can require the initial inspection at 25 years based on local circumstances, including environmental conditions such as proximity to salt water. There is no automatic statewide rule assigning every building within three miles of the coast a 25-year deadline. A local program can have its own coastal criteria, so the local requirement still matters.
Phase one and phase two
Phase one is a visual examination by an appropriately licensed architect or engineer. If it identifies substantial structural deterioration, phase two examines the affected areas in greater detail and may involve testing. A phase-two milestone inspection is not a SIRS, and it should not be presented as the second step of a reserve study.
Keep the authority’s notice and the resulting reports together. The applicable deadlines, required distribution, and any follow-up depend on the statute, findings, and local enforcement process. Do not assume that completing an appointment alone closes the requirement.
Building recertification: local program requirements
Some counties and municipalities operate recertification programs with structural and electrical reporting requirements. A single statewide floor-area cutoff does not determine every program’s applicability.
For example, Miami-Dade County publishes its recertification schedules, exemptions, report templates, and submission process. That program includes local coastal criteria. Its requirements should not be applied automatically to a building in another jurisdiction.
Provide the actual notice when requesting a proposal. Identify whether the property is in a municipality or an unincorporated county area, and ask which reports, forms, signatures, and supporting documents the responsible authority expects.
SIRS: reserve planning for specified components
A SIRS addresses the repair or replacement planning and funding recommendations for specified building components. For covered condominium buildings, the main requirements are in section 718.112; cooperatives should consult section 719.106.
A building can need a SIRS before reaching milestone-inspection age. Likewise, an inspection report does not automatically supply the component cost estimates and funding schedule required for the reserve study. Read our SIRS guide for current component categories, qualifications, and deadline distinctions.
Prepare one coordinated intake package
- Property address, building list, association type, habitable stories, and available age or occupancy records.
- Every authority notice, including the issuing agency and stated deadline.
- Prior milestone, recertification, reserve-study, and repair documents.
- Available plans, maintenance records, planned projects, and access arrangements.
- The association contact responsible for coordinating scope, documents, and scheduling.
Ask for clearly identified deliverables even if the services are coordinated. The proposal should explain what each report covers, who is responsible for each part, and how additional findings or missing records will be handled.
Discuss your Florida building
Florida Engineering provides inspection and reserve-study services in Florida. Send our team the property details and notices to discuss the appropriate scope. For budgeting preparation, see Florida reserve-study requirements and the board’s planning checklist.