Buying a Florida condo in 2026: A practical SIRS and inspection checklist
A condominium purchase includes more than the unit. The association's building condition, reserves, insurance and planned work can affect future costs and the buyer's ability to finance or insure the property. In 2026, two records deserve particular attention in Florida: the milestone inspection and the Structural Integrity Reserve Study, commonly called a SIRS.
These records serve different purposes. They should be read with the association's current budget, assessments and meeting records rather than treated as a simple pass-or-fail label.
The Florida Department of Business and Professional Regulation describes a milestone inspection as a structural inspection of an aging building. Its purpose is to determine whether substantial structural deterioration exists. Residential condominium and cooperative buildings that are three or more habitable stories generally enter the milestone process at 30 years of age, or at 25 years when a local enforcement agency determines that local conditions require the earlier inspection, with additional inspections every 10 years.
Phase 1 is a visual assessment. Phase 2 is required only when Phase 1 identifies substantial structural deterioration and may involve additional testing. The local enforcement agency administers the requirement, so building-specific status should be confirmed with the association and the applicable city or county.
A SIRS is a reserve-planning study for structural components that the association must maintain. DBPR lists roofs, structural systems, fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and certain other structural items above the applicable threshold.
The study identifies the components reviewed, their estimated remaining useful life, anticipated repair or replacement costs and a recommended funding schedule. A funding gap can lead an association to consider regular assessments, special assessments, a loan or a line of credit, subject to the law and the association's decisions.
DBPR states that associations covered by the SIRS rules generally had a December 31, 2025 completion deadline and began funding required reserves under the applicable schedule in 2026. When a milestone inspection is due by December 31, 2026, the association may complete the SIRS at the same time, but the two requirements remain distinct.
A completed study does not by itself tell a buyer whether the association has already collected the recommended money or completed the work. The study must be connected to the adopted budget, actual reserve balances, assessments, contracts and repair status.
The documents available in a specific transaction depend on the property, association and contract. A buyer can ask the appropriate parties about:
A real estate professional can help organize the records and transaction deadlines. An attorney can explain legal rights and obligations. An engineer, reserve specialist, accountant, lender or insurance professional may be needed for questions within those fields. Do not rely on a marketing summary when the underlying report is available.
Condominium documents can be lengthy, and some questions require follow-up. Build enough time into the transaction to request the records, identify missing items and obtain professional review within the deadlines in your contract. A low list price does not establish the total cost of ownership, and a well-funded association does not eliminate the need to inspect the unit itself.
If you are considering a condominium in South Florida, send me the property link or address. I can help identify the correct property and organize the real estate questions for the next step. Diego Angulo is a Broker Associate with Realty ONE Group Evolution. Call or text +1 305 582 5320 or schedule a 30-minute consultation with the team.
Soy un empresario inmobiliario, inversionista y Broker Associate enfocado en la adquisición, comercialización y desarrollo estratégico de activos inmobiliarios. Desde el sur de la Florida, asesoro a clientes nacionales e internacionales en oportunidades residenciales, comerciales y de inversión, combinando inteligencia de mercado, visión financiera y una poderosa red de relaciones estratégicas.
Reconocido por mi enfoque orientado a la creación de patrimonio, ayudo a mis clientes a transformar decisiones inmobiliarias en oportunidades de crecimiento, protección de capital y generación de riqueza a largo plazo.
Mi visión empresarial se extiende más allá de las transacciones tradicionales, con el objetivo de construir un ecosistema de empresas relacionadas con bienes raíces, inversión y desarrollo que aporte valor sostenible a inversionistas, familias y comunidades.
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