SB 4-D: 30-year milestone inspection for 3+ story Florida condos

Scope

• Buildings covered: any condo 3 stories or more in Florida, regardless of age if pre-SB 4-D or new building reaching 30 yrs.
• Buildings excluded: single-family, duplex, triplex on 1-2 stories.
• Cooperatives (F.S. §719): also covered for milestone and SIRS.
• Residential HOAs (F.S. §720): NOT covered by SB 4-D, but may voluntarily adopt similar rules.

Milestone Inspection: 30 years (or 25 coastal)

• 30 years = statewide default. Counted from the certificate of occupancy.
• 25 years: SB 154 (2023) clarified this threshold only applies if the local authority (county, city building official) explicitly adopts it by ordinance. Originally targeted coastal zones (within 3 miles) no longer automatically trigger 25 yrs.
• Phase 1 (visual): architect or engineer inspector assesses structural condition non-destructively. Report submitted to local authority.
• Phase 2 (invasive): triggered if Phase 1 finds "substantial structural deterioration." Includes destructive testing, sampling, deep analysis.
• Re-inspection: every 10 years after the milestone.
• Cost typical: Phase 1 = $5,000 to $30,000 per building; Phase 2 = $50,000 to $300,000.

SIRS: Structural Integrity Reserve Study

Reserve study specifically focused on safety-critical structural components.

• Mandatory components to study (F.S. §718.112(2)(g)6):
  • Roof
  • Load-bearing structure
  • Waterproofing
  • General plumbing
  • General electrical
  • Fire safety systems
  • Any other component costing ≥ $10,000 with structural impact
• Methodology: remaining useful life, current replacement cost, annual funding amortization.
• First SIRS:
  • Buildings existing as of July 1, 2022: SIRS due by December 31, 2024 (aligned with milestone).
  • If milestone falls in 2025–2026, SIRS may align with that milestone (no later than December 31, 2026).
• Refresh: every 10 years.
• Inspector: reserve specialist or FL-licensed engineer/architect.
• Typical SIRS cost: $4,000 to $25,000 by building size.

100% reserve funding (since January 1, 2025)

• F.S. §718.112(2)(f) requires associations to adopt an annual budget that fully funds reserves as recommended by the SIRS.
• Before SB 4-D: unit owners could vote by 75% majority to reduce or eliminate reserve contributions. This waiver is now banned for 3+ story buildings.
• Typical math: if SIRS identifies $5M of structural replacements over 20 years, the association must allocate $250,000/yr to reserves, prorated across units.
• For a 50-unit association: ~$5,000/yr additional per unit = + $415/month on condo fees.
• Consequence: many older or underfunded condos saw fees jump 30–100% in 2024–2025.

Public reports and disclosure

• The association must provide milestone and SIRS reports to owners within 45 days of receipt (F.S. §553.899(8)).
• The association must post the reports on its website (if it has one) or make them available on request.
• The association must provide reports to prospective buyers as part of condominium disclosure documents (F.S. §718.503).
• The local building department receives a copy and may impose additional repairs.

Implications for Canadian-snowbird buyer

• Before buying a 3+ story condo: demand the milestone report (if 25-30+ year building) and the most recent SIRS.
• Read the SIRS recommendations and compare to board actions in minutes.
• Check current reserve fund balance vs. SIRS recommendation. Gap > 30% = high assessment risk.
• Ask the association: "Is a special assessment voted or planned in the next 12 months?"
• Consider a newer condo (< 20 yrs) or a single-family home (not subject to SB 4-D).
• Ideal for Canadians: condo < 15 yrs + financially sound (reserves ≥ 70% SIRS coverage).

Formulaires officiels et pages de référence

• F.S. §553.899 — Milestone inspections
• F.S. §718.112 — Bylaws (SIRS, reserves)
• F.S. §718.503 — Disclosure prior to sale
• DBPR — Condominium Inspections page
• Senate Bill 4-D (2022) — Building Safety
• Senate Bill 154 (2023) — Building Safety adjustments