A renovated kitchen, great view, and attractive price don't tell you whether the condominium has major structural repairs ahead, adequate reserves, or a history of expensive assessments.

That's where milestone inspections and Structural Integrity Reserve Studies (SIRS) become important.

Florida requires qualifying condominium and cooperative buildings to undergo milestone inspections as they reach a certain age. The state also requires qualifying condo associations to complete SIRS studies to help plan for major future repairs. These records can give buyers a much better picture of a building's condition and potential ownership costs. 

Here's how to research them before you buy.

What Is a Milestone Inspection?

A milestone inspection is a structural inspection of an aging condominium or cooperative building. Its purpose is to determine whether the building has evidence of substantial structural deterioration.

In Florida, residential condominium and cooperative buildings that are three or more habitable stories generally fall under the milestone inspection requirements. The initial inspection is generally required at 30 years, and every 10 years afterward. In certain locations, a local enforcement agency can require the initial inspection at 25 years. Building age is based on the certificate of occupancy date. 

The inspection is performed by a qualified Florida-licensed architect, engineer, or authorized team of professionals. 

For a condo buyer, the important point is simple:

The inspection can reveal problems with the building that you would never discover during a normal unit showing.

Why Milestone Inspections Matter to Condo Buyers

When you purchase a condo, you're buying more than the four walls inside your unit.

You're also buying into:

• The building's maintenance obligations
• The condominium association
• Shared structural components
• Common areas
• The association's reserves
• Future repair projects
• Potential assessments
• The building's insurance and financial situation

A building with significant upcoming repairs could therefore have a very different true cost of ownership from what the listing price suggests.

For example, two Miami condos might both sell for $600,000.

But if one building has:

• Healthy reserves
• Recent structural repairs
• A completed milestone inspection
• A well-funded SIRS plan

while the other has:

• Major repairs coming up
• Limited reserves
• A recent structural inspection identifying deterioration
• Possible future assessments

the two properties aren't financially equivalent.

That's why building due diligence should happen alongside your unit inspection.

Milestone Inspection vs. SIRS: What's the Difference?

These two terms are often confused, but they serve different purposes.

Milestone Inspection

A milestone inspection focuses primarily on the structural condition of the building.

It is intended to determine whether substantial structural deterioration exists. 

Structural Integrity Reserve Study

A Structural Integrity Reserve Study (SIRS) is more focused on long-term maintenance and financial planning.

It evaluates specified major building components, estimates their remaining useful life and anticipated replacement costs, and establishes a recommended reserve funding plan.

The components include items such as:

• Roof
• Structural systems
• Fireproofing and fire protection
• Plumbing
• Electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors
• Certain other major components 

Why you want to see both

Think about it this way:

Milestone inspection:
"What condition is the building in?"

SIRS:
"What major expenses does the building need to plan and save for?"

For a buyer, you want both answers.

How to Check a Condo Building's Structural History

Before making an offer, follow these steps.

1. Find Out When the Building Was Built

Start with the building's certificate of occupancy date.

This matters because Florida uses the certificate of occupancy date when determining the building's age for milestone inspection purposes. 

Don't rely exclusively on the year shown on Zillow, Realtor.com, or another listing website.

Ask the listing agent or association for the relevant building information and verify it through local records where possible.

2. Ask for the Milestone Inspection Report

If the building is subject to the requirement, ask for:

• The complete milestone inspection report
• The inspector-prepared summary
• Any Phase 2 report
• Any amended or follow-up report
• Documentation showing completed repairs

Florida's condominium records requirements include structural inspection reports, and DBPR states that these reports must be available as part of the association's official records. 

If the association has a website, the full milestone report and summary are also required to be published there when applicable. 

3. Determine Whether There Was a Phase 2 Inspection

A milestone inspection has two possible phases.

Phase 1

Phase 1 is primarily a visual assessment of the building's structure.

If no substantial structural deterioration is identified, Phase 2 isn't required. 

Phase 2

If Phase 1 identifies substantial structural deterioration, a Phase 2 inspection is performed.

This can involve additional testing and a more detailed evaluation of the affected areas. 

If you're buying in a building that required Phase 2, don't stop your research there.

Find out:

What was discovered?

What repairs were recommended?

Have those repairs been completed?

How were they paid for?

4. Review the SIRS

The SIRS can be particularly valuable because it connects the condition of major building components with future financial needs.

Look for:

• Estimated remaining useful life
• Estimated replacement costs
• Current reserve balances
• Recommended reserve contributions
• Major upcoming projects
• Funding shortfalls
• Whether the association is following the recommended funding plan

DBPR explains that if a SIRS identifies insufficient reserves for anticipated major repairs, the association may need to use assessments or financing to meet its funding obligations. 

This is one reason buyers should never look at the monthly HOA fee in isolation.

A low HOA fee isn't necessarily a bargain if the building isn't adequately funded.

5. Read Recent Board Meeting Minutes

This is one of the easiest ways to discover what is happening right now.

Ask for recent:

• Board meeting minutes
• Annual meeting minutes
• Budgets
• Financial statements
• Special assessment notices
• Engineering reports
• Repair proposals
• Capital improvement plans

Then search for terms like:

"milestone"
"structural"
"concrete"
"balcony"
"water intrusion"
"reserve"
"assessment"
"engineering"
"roof"

You may find discussions about upcoming projects that aren't obvious from the property listing.

6. Check for Special Assessments

A milestone inspection doesn't automatically mean a building will have a special assessment.

But if major repairs are needed and the association doesn't have sufficient funds, additional funding may become necessary.

Ask the association or seller:

Are there any current special assessments?

Then ask a second question:

Are any future assessments or major repair projects currently being discussed?

The second question is important.

A building could have no current special assessment while still planning a major capital project.

7. Verify That Recommended Repairs Were Completed

Finding an old inspection report isn't enough.

You need to know what happened afterward.

For significant repairs, ask for supporting documentation such as:

• Building permits
• Contractor information
• Engineering reports
• Completion documentation
• Reinspection reports
• Board updates
• Repair invoices or project records where available

DBPR states that after required structural repairs are completed, a professional must reinspect the building and provide an amended report indicating that the required repairs have been completed and the building is acceptable for continued occupancy. 

Red Flags When Reviewing a Building

A red flag doesn't automatically mean "don't buy."

It means "investigate further."

🚩 Phase 2 inspection required

Find out exactly what triggered it and what the final report concluded.

🚩 Major repairs haven't been completed

Determine the scope, timeline, and funding source.

🚩 Large reserve shortfall

Compare the building's reserves with the upcoming costs identified in the SIRS.

🚩 Repeated structural problems

Look for recurring issues involving:

• Concrete
• Balconies
• Water intrusion
• Waterproofing
• Roofs
• Parking garages

🚩 Large upcoming projects

Ask whether they're already funded.

🚩 Rapidly increasing HOA fees

An HOA increase isn't necessarily negative. It can actually indicate that an association is trying to properly fund future expenses.

The important question is why the fees increased and whether the current funding plan is adequate.

The Condo Documents You Should Request

Before buying, try to review this basic document package:

Structural

• Milestone inspection report
• Phase 2 report, if applicable
• SIRS
• Engineering reports
• Reinspection reports

Financial

• Current budget
• Recent financial statements
• Reserve information
• Special assessment information
• Association loans

Association

• Recent board minutes
• Annual meeting minutes
• Major repair proposals
• Building permits
• Insurance information

These documents can tell you considerably more about a building than the listing description.

For a broader buying checklist, see Rility's Real Estate Due Diligence Checklist.

What Does a Milestone Inspection Mean for the Price of a Condo?

This is where structural research becomes particularly important.

Suppose you're comparing two condos:

Condo B isn't necessarily the worse investment.

But you need to understand what you're actually paying for.

The purchase price is only one component of the cost of owning a South Florida condo.

For a deeper breakdown, read Rility's How Much Does It Really Cost to Own a Miami Condo?

Milestone Inspection Buyer Checklist

Before buying an older South Florida condo, ask:

• What is the building's certificate of occupancy date?
• Is the building subject to milestone inspection requirements?
• Has the milestone inspection been completed?
• Can I review the full report?
• Was a Phase 2 inspection required?
• What structural issues were identified?
• Have recommended repairs been completed?
• Can I see the latest SIRS?
• How much does the association have in reserves?
• Are there current special assessments?
• Are additional assessments being discussed?
• Are major repairs planned?
• How will those repairs be funded?
• Have HOA fees recently changed?
• Can I review recent board meeting minutes?

The Bottom Line

Don't just inspect the condo. Investigate the building.

Before buying a South Florida condo, review the milestone inspection, SIRS, association finances, board minutes, repair history, and potential assessments.

A building with problems isn't automatically a bad purchase. In fact, a building with clearly identified problems, completed repairs, and a realistic funding plan may be preferable to one where the condition and finances are unclear.

The goal is to understand what you're buying today — and what you may have to pay for tomorrow.

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FAQ

How do I find a condo's milestone inspection report?

Start by requesting it from the condominium association, property manager, seller, or listing agent. Structural inspection reports are part of the association's official records, and applicable associations must publish required reports on their websites. 

What age does a Florida condo need a milestone inspection?

Qualifying condominium and cooperative buildings that are three or more habitable stories generally require an initial milestone inspection at 30 years of age and every 10 years afterward. Certain local jurisdictions can require the initial inspection at 25 years. 

Is a milestone inspection the same as a condo inspection?

No. A milestone inspection evaluates the building's structural condition, while a buyer's private condo inspection typically focuses on the individual unit and its systems. You should consider both when purchasing an older condo.

What is a SIRS in Florida?

A Structural Integrity Reserve Study is a long-term reserve planning study for qualifying condominium buildings. It evaluates major components, their expected remaining useful lives and anticipated costs, and establishes a recommended funding plan. 

Can a milestone inspection lead to a special assessment?

Potentially. If significant repairs are needed and the association does not have sufficient funds, it may need to consider additional funding, which can include assessments or financing depending on the circumstances and applicable law.