Florida law now requires milestone structural inspections for condo and co-op buildings three or more stories tall, triggered at 25 or 30 years of age depending on coastal proximity, with key deadlines already past and enforcement actively underway.

Buyers and owners in Fort Lauderdale, the Treasure Coast, and Port St. Lucie need to verify compliance before any transaction.

What Are Florida's Condo Milestone Inspection Requirements, and Do They Affect Fort Lauderdale and Port St. Lucie Buildings?

Florida law now requires a mandatory structural milestone inspection for any condominium or cooperative building three or more habitable stories tall, triggered at 25 years of age for coastal buildings and 30 years for inland ones, and repeated every 10 years after that.

These requirements are in full force as of August 2026, key initial deadlines have already passed, and enforcement is producing real consequences, including evacuations, in Fort Lauderdale, the Treasure Coast, and Port St. Lucie.

Why These Laws Exist and What They Actually Require

The collapse of Champlain Towers South in Surfside in 2021 changed Florida condo law permanently.

The legislature responded with a series of reforms, most notably codified in Florida Statutes §553.899, that created the milestone inspection framework.

These aren't suggestions.

They're legally mandated structural reviews with deadlines, penalties, and real enforcement teeth.

I've been educating agents and consumers on this since the first bills passed, and the honest truth is: milestone inspections and SIRS aren't scare tactics.

They're the reason Florida condos are finally getting safer.

The question now isn't whether to take them seriously.

It's whether your building, or the one you're considering buying into, is actually in compliance.

The Phase One and Phase Two Process

The milestone inspection must be performed by a licensed engineer or architect.

A property manager, general contractor, or board committee cannot legally satisfy this requirement.

The inspection runs in two phases:

Phase One

Phase One is a visual, non-destructive structural inspection to evaluate the building's overall condition and identify any evidence of "substantial structural deterioration."

Phase Two

Phase Two is triggered only if Phase One finds substantial deterioration.

It can include destructive and non-destructive testing, detailed analysis of specific structural components, and repair recommendations.

Once a Phase Two report identifies repairs, building owners must commence needed repairs within 365 days of receiving that report.

Failure to act triggers local enforcement and potential penalties.

The Coastal vs. Inland Age Threshold: This Matters for Fort Lauderdale

Florida law sets two different age triggers for the first milestone inspection, and which one applies to your building depends on where it sits.

• Buildings located within three miles of the coastline must have their first inspection completed by the end of the year they turn 25 years old.
• Buildings more than three miles from the coast have until the year they turn 30 years old.

For Fort Lauderdale, this coastal threshold is significant.

Oceanfront and near-coast towers along corridors like Galt Ocean Mile hit the inspection requirement five years earlier than similar inland buildings, under Florida Statutes §553.899.

On the Treasure Coast, barrier island properties in St. Lucie County face the same earlier threshold.

Key Deadlines: Where Things Stand in August 2026

As of August 2026, here's where the statutory calendar sits:

December 31, 2024: Past

Initial milestone inspection deadline for buildings that were already 30 years old before July 1, 2022.

This deadline has passed.

December 31, 2025: Past

Deadline for buildings that reached 30 years of age between July 1, 2022 and December 31, 2024.

This deadline has also passed.

December 31, 2026: Upcoming

A coordination deadline for Structural Integrity Reserve Studies performed concurrently with a milestone inspection.

This one is still ahead.

Both of the initial milestone deadlines have already passed.

Buildings that missed them are not off the hook.

They are out of compliance, and enforcement is active.

What's Already Happening on the Ground

This isn't theoretical anymore.

By mid-2026, statewide reporting indicated roughly two dozen condo buildings flagged as "unsafe" under the post-Surfside milestone inspection regime.

Some of those associations are facing evacuations and substantial repair mandates.

Closer to home, a July 31, 2026 report from TCPalm / Treasure Coast Newspapers confirmed that residents were allowed to re-enter three St. Lucie County condo buildings that had been deemed structurally unsafe and evacuated back in 2024.

Even after repairs allowed partial re-occupation, not all residents could return.

That's multi-year displacement, in our backyard.

For anyone buying or already owning a condo in Port St. Lucie or anywhere on the Treasure Coast, that story is not abstract.

It's a real-world preview of what happens when structural problems surface and an association isn't prepared.

The City of Port St. Lucie Building Department's Milestone Inspections page confirms that mandatory structural inspections are required locally for condo and co-op buildings three stories or higher, in line with state law, with repeat inspections every 10 years thereafter.

What Milestone Inspections Mean for SIRS

The milestone inspection and the Structural Integrity Reserve Study, or SIRS, are two separate but related requirements.

A milestone inspection is a physical structural evaluation of the building.

A SIRS is a financial planning document, prepared by a qualified professional, that identifies the structural components a building must maintain and calculates how much the association needs to fund in reserves to cover those future costs.

Both are now mandatory under Florida's post-Surfside reforms.

The SIRS requirement means associations can no longer vote to waive or reduce reserves for structural components.

That change is already showing up in monthly fees and special assessments across South Florida.

I've covered the financial side of this in detail in my post on Florida condo fees skyrocketing in 2026, and on the reserve requirements specifically in my breakdown of Florida condo reserve requirements for Fort Lauderdale buyers and sellers.

A low HOA fee today doesn't mean much if the reserve fund is empty.

Read the financials before you read the listing photos.

What Buyers and Owners Need to Do Right Now

Whether you're buying a condo in Port St. Lucie, already own one in Fort Lauderdale, or are thinking about selling, there are specific things you need to verify.

Here's what I walk every condo client through:

If You're Buying

Request the Building's Certificate of Occupancy Date

This helps determine whether a milestone inspection has already been required, is imminent, or is years away.

Ask for the Milestone Inspection Reports

Request copies of any completed Phase One or Phase Two milestone inspection reports and any engineer recommendations that followed.

Confirm Whether a SIRS Has Been Completed

Ask whether a Structural Integrity Reserve Study has been completed and whether reserves are being funded according to the study rather than waived.

Check for Special Assessments

Ask whether the association has any approved or pending special assessments tied to structural repairs identified through the inspection process.

Review the Association's Online Documents

Under HB 1021, associations with 25 or more units must post governing documents, budgets, and reserve studies online.

That means a Fort Lauderdale buyer can often access this information remotely before making an offer.

Your title company will handle the closing and will confirm that association documents and any recorded structural disclosures are properly delivered to you before closing.

But the document review itself, knowing what to look for and what the findings actually mean, is where a knowledgeable agent earns their value.

Every situation is different, and the only way to know what you're actually buying into is to run those documents with someone who understands what they say.

If You Already Own

Ask your board directly:

Has the milestone inspection been completed?

If the building is three or more stories and is at or past the 25- or 30-year threshold, it was required by December 31, 2024 or December 31, 2025.

If a Phase Two inspection was required, ask for the report and the repair timeline.

Repairs must commence within 365 days of the report.

Review the SIRS and the current reserve funding level.

If the association is underfunded relative to the SIRS, a special assessment is likely coming.

If you're planning to sell, know that known structural issues, failed inspections, or pending repair obligations tied to milestone findings are material information that should be disclosed.

Florida's duty-to-disclose standard applies to known material defects not readily observable, and post-Surfside inspection findings fall squarely in that category.

The CondoSignal post-Surfside law guide is a solid reference for understanding the full scope of what these reforms require.

For the insurance and financing angles that often surface alongside structural compliance questions, the South Florida condo insurance crisis post covers what insurers and lenders are paying attention to on older coastal buildings.

Florida Condo Market Context in 2026

Here's the area market context for buyers weighing condo options across the Treasure Coast and Fort Lauderdale corridor:

Recent local market data, trailing approximately 90 days as of August 2026.

These are area-level medians only.

An individual home's or condo unit's value depends on condition, floor, building age, and timing.

Price is only part of the picture when you're evaluating a condo.

In South Florida, insurance costs, reserve adequacy, and structural compliance status matter just as much as the sticker price when you're comparing buildings and markets.

A condo priced $50,000 below market in a building with an outstanding Phase Two report and an underfunded reserve account isn't a deal.

It's a liability.

Ready to know what you're really buying?

I'd encourage you to read my clients' experiences first.

You can find reviews on Google from buyers and sellers who've been through exactly this kind of transaction.

Frequently Asked Questions

What Is a Florida Condo Milestone Inspection, and Does My Fort Lauderdale Building Need One?

A milestone inspection is a mandatory structural evaluation, performed by a licensed engineer or architect, required for any condominium or cooperative building three or more habitable stories tall under Florida Statutes §553.899.

If your Fort Lauderdale building is three or more stories and is located within three miles of the coastline, the first inspection was required by the end of the year it turned 25.

Inland buildings have a 30-year trigger.

If your building has reached either threshold, compliance was required by December 31, 2024 or December 31, 2025 at the latest.

What's the Difference Between a Milestone Inspection and a Structural Integrity Reserve Study?

A milestone inspection is a physical structural evaluation of the building itself, conducted by a licensed engineer or architect.

A SIRS is a financial planning document that identifies the structural components the association is responsible for maintaining and calculates how much money needs to be set aside in reserves to cover those future costs.

Both are now mandatory under Florida's post-Surfside condo reforms, and both are things a buyer should request and review before purchasing any older condo unit.

What Happens If a Condo Building Fails Its Milestone Inspection?

If Phase One finds substantial structural deterioration, a Phase Two inspection is required, which can include destructive testing and detailed analysis.

If Phase Two identifies necessary repairs, the association must commence those repairs within 365 days of receiving the report.

In serious cases, local authorities can deem a building unsafe and order an evacuation, as happened with three St. Lucie County buildings in 2024 that were still not fully re-occupied as of July 2026, according to TCPalm.

If I'm Buying a Condo in Port St. Lucie, What Documents Should I Ask For Because of the New Laws?

At minimum, ask for:

• The building's certificate of occupancy date
• Any completed Phase One or Phase Two milestone inspection reports
• The most recent SIRS
• Current reserve funding levels
• Documentation of any pending or approved special assessments tied to structural repairs

The City of Port St. Lucie's Milestone Inspections page confirms these requirements apply locally.

Your agent should guide you through what those documents say and what the findings mean for your purchase decision.

Do These Post-Surfside Rules Make Older Fort Lauderdale Condos Safer or Just More Expensive to Own?

Honestly, both.

The milestone inspections and SIRS requirements are identifying structural issues that were previously invisible to buyers and owners, which absolutely makes buildings safer over time.

But the cost of deferred maintenance, underfunded reserves, and required repairs is real, and it's showing up in rising fees and special assessments across South Florida.

The transparency these laws create is genuinely valuable for buyers.

The financial impact depends entirely on each building's compliance status and reserve health, which is exactly why reviewing those documents before you buy matters so much.

The Bottom Line

Florida's milestone inspection and SIRS requirements are reshaping what it means to own or buy a condo in Fort Lauderdale, the Treasure Coast, and Port St. Lucie.

The buildings that are handling this well are becoming more transparent and more trustworthy.

The ones that aren't are carrying real risk for anyone who buys in without doing their homework.

That's where I come in.

As both a licensed REALTOR® and a licensed Florida mortgage broker, I can help you evaluate what you're actually buying, not just the unit but the entire financial and structural picture.

Start with your home's value if you're thinking about selling and moving on, or connect with me directly to talk through what these laws mean for your specific situation.

About Melissa Carbonell

Melissa Carbonell is a Fort Lauderdale area REALTOR® and licensed Florida mortgage broker with over 25 years of combined experience in real estate sales and mortgage lending.

She leads the Melissa Carbonell Group, also known as Modern Midlife Melissa, brokered by Real Broker, LLC, serving sellers, buyers, and relocating families across the greater Fort Lauderdale area, Broward County, and the Treasure Coast, including Port St. Lucie.

Her career production exceeds $100 million, she ranks in the top 10% of Broward County agents by MLS production, and she is widely regarded as a condominium transaction expert in the Fort Lauderdale area.

She has served as president of a condominium board, held leadership roles on multiple HOA and neighborhood boards, and has educated hundreds of agents and consumers on Florida's evolving condo legislation through her YouTube channel.

She recently completed her own major life transition, selling her Fort Lauderdale family home and relocating to a new-construction home in a gated community in Port St. Lucie, giving her firsthand insight into the exact moves her clients are navigating.

Real Broker, LLC | +1 (954) 817-2604

Equal Housing Opportunity.

Melissa Carbonell is a licensed Florida Broker Associate and licensed Florida mortgage broker, regulated by the Florida Real Estate Commission (FREC).

This article is general information only and does not constitute legal, tax, or financial advice.

Confirm your specific costs, inspection obligations, and compliance status with your title company, qualified engineer, tax advisor, or lender.