Since the Surfside collapse in 2021, Florida has overhauled the rules for condominium safety and reserves. The laws have been amended several times since, most recently by HB 913 in 2025, so many boards are unsure what applies to them. This guide summarizes the framework in plain language. It is not legal or engineering advice—your association's attorney, engineer and reserve professional are the right sources for decisions about your building.
The three pieces: inspections, studies and repairs
It helps to separate three things that often get lumped together:
- Milestone inspection — a structural inspection that answers "is the building safe, and what needs repair?"
- SIRS — a reserve study that answers "how much money must we set aside to maintain and replace critical components?"
- Repairs — the construction work to fix what the inspection identified
Engineers and architects handle the first. Engineers, architects and qualified reserve professionals handle the second. Licensed contractors perform the third, typically working from the engineer's repair plans.
What is a milestone inspection?
According to the Florida DBPR, the inspection is performed by a licensed architect or engineer (or a team led by one) and has two phases:
- Phase 1 is a visual assessment to determine whether there is evidence of substantial structural deterioration.
- Phase 2 is required only if Phase 1 finds substantial structural deterioration. It may include destructive or non-destructive testing and produces recommendations for repairs.
HB 913 (2025) clarified that the requirement applies to buildings with three or more *habitable* stories. Coastal buildings in Naples and Marco Island are exactly the type of structures that see accelerated deterioration from salt air and moisture.
What is a SIRS?
A structural integrity reserve study evaluates specific building components and determines the reserve funding the association needs for them. According to DBPR, a SIRS covers:
- Roof
- Structural systems, including load-bearing walls and primary structural members
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
- Other items with a deferred maintenance or replacement cost over $25,000 that affect structural integrity
A SIRS is required for associations with buildings three or more habitable stories in height, at least every 10 years, and must be performed or verified by a licensed engineer or architect, or a qualified reserve specialist or professional reserve analyst.
Current deadlines and HB 913 changes
The 2025 legislation (HB 913) made several changes, including:
- Extending the deadline for the initial SIRS from December 31, 2024, to December 31, 2025
- Allowing associations that complete a milestone inspection to delay the SIRS for two consecutive budget years to prioritize the repairs the inspection identified
- Allowing a SIRS to be completed together with a milestone inspection due on or before December 31, 2026
- Requiring the board of county commissioners to adopt an ordinance requiring that repairs commence within 365 days after a Phase 2 report is received
Because these rules keep changing, confirm your building's specific obligations and dates with your association attorney and the DBPR condominium resources.
What repairs typically follow a Phase 2 report?
Every building is different, but common findings in Southwest Florida coastal buildings include:
- Concrete spalling and cracking caused by corroding reinforcing steel
- Balcony and walkway repairs, including slab edges and railings
- Waterproofing failures at balconies, roofs and building envelopes
- Expansion joint and sealant replacement
- Column, beam and slab repairs
- Window and door openings that allow water intrusion
The engineer of record defines the repair scope and specifications. The contractor executes it, under permit, with the engineer observing and approving the work.
How boards should plan the repairs
- Get the engineer's repair documents. Contractors need drawings and specifications to price consistently.
- Budget and fund. Coordinate with your reserve professional; special assessments or financing may be needed.
- Bid the work to qualified, licensed and insured contractors with condo experience.
- Permit the repairs with the local building department.
- Plan resident impacts: balcony access, noise, parking, elevator use and seasonal occupancy.
- Monitor progress with the engineer and require documentation at each stage.
Working with qualified professionals
When you interview contractors, ask about their experience in occupied condo buildings, how they coordinate with the engineer of record, how they protect residents and common areas, and how they communicate with the board and management.
Get help with milestone and SIRS repairs
Master Key Development Group works with Naples condo boards, property managers and engineers to price and complete condo milestone and SIRS repairs. If your association has a Phase 2 report or an engineer's repair plan, request a bid.
Sources and further reading
- Florida DBPR — Milestone Inspections & SIRS
- Florida Statutes §553.899 — Mandatory structural inspections for condominium and cooperative buildings
- Florida Statutes §718.112 — Bylaws (reserves and structural integrity reserve studies)
- Florida Senate — CS/CS/HB 913 (2025) bill summary
This article is general information, not legal, engineering or insurance advice. Requirements change; confirm specifics for your property with the appropriate professional or agency.
