Buying a Florida Condo in 2026: Milestone Inspections, SIRS and Special Assessments

Florida's condominium safety laws, passed after the 2021 Surfside collapse and updated since, changed what a condo buyer needs to check before closing. Buildings now face structural inspections and stricter reserve funding, and in some communities that has led to large special assessments. Here is what to look for.

This is general information, not legal advice. Deadlines can vary by building, so confirm with the association and the local building official.

Which Buildings Are Covered

The structural rules apply to condominium and cooperative buildings three or more habitable stories. Smaller buildings and most single-story villas are not subject to milestone inspections or SIRS, though their associations still keep budgets and reserves.

Milestone Inspections

• When: by December 31 of the year the building turns 30, then every 10 years
• Earlier option: a local building official can require the first inspection at 25 years based on local conditions, such as proximity to salt water
• Phase 1: a licensed engineer or architect visually inspects the building for substantial structural deterioration
• Phase 2: required only if Phase 1 finds substantial deterioration, and it can include testing and a recommended repair plan

A Phase 2 finding usually means repairs, and repairs often mean assessments.

The Structural Integrity Reserve Study (SIRS)

A SIRS estimates the reserves an association needs to repair and replace key components:

• Roof
• Structure and load-bearing walls
• Floors and foundation
• Fireproofing and fire protection systems
• Plumbing and electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors

Deadlines

Reserve rules

For budgets adopted on or after January 1, 2025, associations cannot waive or reduce reserve funding for SIRS components. Under 2025 changes, associations can fund required work through special assessments, lines of credit or loans with owner approval, and can pause SIRS contributions for up to two years to focus money on repairs a milestone inspection requires.

Your Right to Review Documents

When you buy a resale condo, the seller must provide the association's governing and financial documents, including the milestone inspection summary, any turnover inspection report and the most recent SIRS, or a statement that they are not required or not yet complete.

Since July 1, 2025, you have seven days, not counting weekends and holidays, after receiving the documents to review them and cancel the contract. Use that time carefully.

How to Spot Assessment Risk

Read the documents with these questions in mind:

1. Has the building passed its milestone inspection, or is a Phase 2 repair plan pending?
2. Is the SIRS complete, and how do current reserves compare with what it recommends?
3. Are special assessments already approved or being discussed? Check recent board minutes.
4. Has the association taken a loan or line of credit for repairs?
5. What does the estoppel certificate show for current and upcoming assessments?

Ask your lender early whether it has any concerns about the building. Building condition and reserves can affect financing.

How the Title Company Helps

At closing, the title company requests the estoppel certificate from the association, which states what the seller owes and what is coming due, collects those amounts and pays the association. Who pays special assessments levied before closing is set by your contract, so make sure it is clear. See our guide to HOA and condo estoppel certificates.

Buying a condo in Orlando or anywhere in Florida? Call Title Warehouses of America at (888) 354-8005.