A Milestone Inspection is a structural safety evaluation required for certain condominium and multifamily buildings in Florida. It was created under state law SB 4D to ensure that older coastal and inland buildings remain safe for occupants. A Milestone Inspection helps determine whether a building shows any signs of structural deterioration and whether further evaluation by an engineer is needed. Truview Inspections supports associations, property managers and engineers by performing preparation inspections, interior unit evaluations and detailed visual documentation. These services help buildings understand their condition before the official inspection and help engineering firms complete their work more efficiently. This guide also covers the related Structural Integrity Reserve Study (SIRS) requirement, what it means for reserve funding, and the roles homeowners, boards, and real estate agents play in staying compliant.
Purpose of a Milestone Inspection
A Milestone Inspection is intended to evaluate the structural integrity of a building that is three stories or higher. It identifies visible issues that may affect the stability of the structure or indicate deterioration that requires closer investigation. The inspection focuses on components that contribute to structural safety such as foundations, load bearing walls, balconies, slabs and roof structures. The findings help associations understand the current condition of their building and guide any repair or maintenance decisions.
Buildings That Need a Milestone Inspection
Under Florida law, a Milestone Inspection is required for condominium or cooperative buildings that are three stories or more, buildings that are 30 years old, and buildings that are 25 years old if they are within three miles of the coastline. Low rise buildings, townhomes under three stories and single family homes are typically excluded. Some jurisdictions may add additional requirements depending on local ordinances.
What Is a Structural Integrity Reserve Study (SIRS) and How Does It Relate to a Milestone Inspection?
A Structural Integrity Reserve Study, or SIRS, is a separate but closely related requirement under Florida Statute 718.112. Rather than assessing safety like a Milestone Inspection, a SIRS is a reserve-funding study: it requires condominium and cooperative associations in buildings three habitable stories or higher to have a qualified reserve study provider examine eight structural components — the roof, load-bearing structural elements, fire protection systems, plumbing, electrical, waterproofing, windows and doors, and any other item affecting those systems above a state-set cost threshold — and calculate the reserve funding needed to maintain them.
Because SIRS and Milestone Inspections often examine overlapping structural components in the same building, many associations schedule the two together to reduce duplicate site visits. A SIRS does not replace a Milestone Inspection, and passing a Milestone Inspection does not satisfy the SIRS requirement — they are two distinct obligations under Florida law.
Two Phases of a Milestone Inspection
Milestone Inspections are divided into two parts known as Phase 1 and Phase 2.
Phase 1 Milestone Inspection
Phase 1 is a visual inspection performed by a licensed engineer. The engineer evaluates structural components that can be seen without removing finishes. If the engineer observes no substantial deterioration, the building passes Phase 1 and the report is submitted to the local jurisdiction and the association. If anything visible suggests possible deterioration or if parts of the structure cannot be safely accessed, the building moves to Phase 2.
Phase 2 Milestone Inspection
Phase 2 is a more detailed evaluation and may include destructive or exploratory testing. It is completed only by a licensed engineer. Its purpose is to confirm the extent of deterioration and recommend repairs or further action if needed. Truview does not perform Phase 2. However, Truview provides visual documentation and interior access inspections that support engineers during both phases.
What Engineers Look for During a Milestone Inspection
While every building is different, engineers typically review visible cracks or settlement, concrete spalling or exposed rebar, water intrusion and moisture staining, balcony and railing conditions, roof surface issues, load bearing wall integrity, garage and parking deck conditions and signs of corrosion or material fatigue. Many buildings also hire inspectors like Truview to help document interior units, moisture concerns and hard to reach areas using drones, thermal imaging and detailed photography.
What Are the SIRS Deadlines and Reporting Requirements?
Florida's SIRS deadlines have shifted more than once as the legislature has refined the requirement, so associations should confirm the current deadline with their attorney or community association manager rather than relying on a single date. As of this writing, most associations must complete their initial SIRS by December 31, 2025, with associations coordinating their SIRS alongside a Milestone Inspection scheduled by December 31, 2026 permitted to complete both by that later date. SIRS reports must be renewed at least every 10 years after that.
Once the SIRS is complete, the association must distribute a copy to every unit owner — or notify owners that the completed study is available for inspection and copying on request — within 45 days. The association must also confirm completion and timely distribution to the state's Division of Florida Condominiums, and each officer and director must sign an affidavit acknowledging receipt of the study. For budgets adopted on or after December 31, 2024, associations can no longer vote to waive or reduce reserve funding for the structural components a SIRS covers, which makes the study a direct driver of what unit owners pay into reserves.
How Truview Supports the Milestone Inspection Process
Truview provides services that prepare buildings for their official engineering evaluation. These services help associations understand the current condition of their property, improve communication with residents and provide engineers with clear visual documentation. Truview assists with pre milestone preparation inspections, interior unit evaluations, HD photos, video and 360 degree imaging, drone roof documentation, moisture and thermal imaging to identify hidden issues, support for unit access coordination and recertification readiness assessments. These services make the milestone process smoother and help identify items that may need attention before the engineering inspection begins.
When Milestone Inspections Must Be Completed
The timeline for Milestone Inspections is at 30 years of age for most buildings, at 25 years for buildings within three miles of the coastline, and every 10 years after the initial inspection. Associations are required to notify unit owners at least 14 days before the engineer begins the inspection. Reports must be submitted to the local building official once complete.
What Roles Do Homeowners, Boards, and Real Estate Agents Play in Compliance?
Compliance with Milestone Inspection and SIRS requirements is a shared responsibility. Condominium and cooperative boards are responsible for commissioning the inspections and studies on schedule, distributing the resulting reports to owners, and budgeting — and if necessary, special-assessing — for the reserve funding a SIRS requires. Unit owners should expect reserve contributions to rise once waivers are no longer allowed for SIRS-covered components, and are entitled to request a copy of their association's current Milestone Inspection and SIRS reports. Real estate agents representing buyers or sellers of condo units should confirm a building's Milestone Inspection and SIRS status and reserve-funding position before closing, since an association facing a large special assessment can materially change a unit's true carrying cost.
What Do Milestone Inspections and SIRS Studies Cost, and How Do You Schedule One?
Because Milestone Inspections and SIRS studies must be performed or certified by a licensed engineer, pricing is driven by the size and complexity of the building rather than a flat per-unit rate. Phase 1 Milestone Inspections commonly range from roughly $8,000 for smaller buildings to well over $100,000 for large high-rises, and SIRS reserve studies typically run several thousand to tens of thousands of dollars depending on scope — costs that are commissioned directly with the engineering or reserve-study firm, not with Truview.
Where Truview fits in is the preparation work that happens before and alongside those official studies: interior unit evaluations, HD photo and video documentation, drone roof imaging, and moisture or thermal scanning that give engineers a head start and give associations a clearer picture of their building's condition. Contact Truview for a quote on preparation inspections and documentation scoped to your building.
Common Challenges and Compliance Tips for Condo Associations
Condominium associations often face more complex compliance logistics than single-family homeowners, since a single building's Milestone Inspection and SIRS obligations touch every unit owner and require board-level coordination. A few practices help associations stay ahead of both requirements:
- Confirm your building's exact deadlines early. Age, height, and coastal proximity all affect timing, and SIRS deadlines in particular have moved before — don't rely on a date you read once.
- Communicate proactively with owners. Reserve funding changes and potential special assessments land better when owners understand the legal requirement driving them well before a vote.
- Engage licensed engineers and experienced support inspectors early. Scheduling the official study and any preparation documentation in the same window reduces the number of site visits and speeds up the overall timeline.
Why Milestone Inspections Matter
Milestone Inspections and SIRS reserve studies are important safety and financial-planning requirements for Florida buildings. They help associations identify concerns early, reduce risk, ensure long term structural health, and fund reserves accurately instead of facing surprise special assessments. These requirements also help protect property values and support compliance with state law. Truview’s preparation inspections and documentation services help associations, property managers and engineers navigate the process with clarity and confidence.
Learn More About Milestone Inspections
Learn more in our full Milestone Inspection and Recertification Guide.
Contact Truview to schedule building documentation or preparation inspections.