Buyer’s guide: SIRS and milestone inspections

What is a SIRS?

A Structural Integrity Reserve Study is a reserve study, required for residential condo buildings three or more habitable stories tall, that covers structural items such as the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors. Associations must fully fund reserves for those items.

What is a milestone inspection?

A structural inspection by a licensed engineer or architect, due by Dec 31 of the year a 3+ story condo or co-op building turns 30, and every 10 years after that. Local officials can require it at 25 years. Phase 2 is required if Phase 1 finds substantial structural deterioration.

Why does it matter to a buyer?

Underfunded reserves often lead to large special assessments or higher monthly dues. Since 2024, Florida resale disclosures must include SIRS and milestone inspection status.

Checklist before you sign

1. Ask for the most recent SIRS and check the date it was completed.
2. Look the condo up in the DBPR SIRS database.
3. Ask for the Phase 1 and Phase 2 milestone inspection reports, plus the status of any required repairs.
4. Review the current budget: are SIRS items fully funded? Are any special assessments, loans or lines of credit planned?
5. Read board minutes from the last 12 months.
6. Have a Florida real-estate attorney review the documents.