South Florida Board Reference
Florida Condo Compliance Guide
Start with the question in front of your board. Follow the guide from definition to deadline, comparison, service and county requirement.
- Updated
- August 23, 2026
01
Start here
Get the essential definitions before comparing obligations or dates.
- 01.01
What is a SIRS?
What a Structural Integrity Reserve Study is, which components it must include, and how it constrains reserve funding decisions.
- 01.02
Glossary of structural compliance terms
What the terms in a milestone, SIRS or recertification report actually mean, from spalling to substantial structural deterioration.
- 01.03
Your building's compliance window
What starts a building’s inspection clock, why the Certificate of Occupancy date rather than the year built decides it, what Phase 1 and Phase 2 involve, and what a board should settle before its window opens.
02
Deadlines and jurisdictions
Find the trigger date and jurisdiction that govern your building.
- 02.01
Milestone inspection deadlines by jurisdiction
Which Broward, Miami-Dade and Palm Beach jurisdictions adopted the 25-year milestone trigger, and the authority behind each determination.
- 02.02
Miami-Dade recertification status snapshot
How many Miami-Dade building recertification cases are issued, still in progress, in enforcement and past their cycle year, from the county’s own case export.
- 02.03
Milestone deadline calculator
When a specific building’s milestone inspection is due given its certificate of occupancy date and jurisdiction, and how certain that date is.
03
Comparisons
See where overlapping state and county requirements differ.
- 03.01
Milestone inspection vs SIRS
How a milestone inspection and a Structural Integrity Reserve Study differ in purpose, scope, cycle and who may perform them.
- 03.02
Milestone inspection vs county recertification
How the county recertification programs in Broward and Miami-Dade administer and satisfy the state milestone inspection requirement, and what applies elsewhere.
- 03.03
Broward vs Miami-Dade recertification
How the two counties differ on trigger age, renewal interval, submittal process and enforcement.
04
Services
Match the building condition or obligation to the right engagement.
- 04.01
All services
Which structural, forensic and compliance engagements Fortis performs, and which one applies to a given obligation or deadline.
- 04.02
Milestone inspections
What a Phase 1 and Phase 2 milestone inspection under F.S. §553.899 involves, who must have one, and what the report has to contain.
- 04.03
Structural Integrity Reserve Study
Which components a SIRS under F.S. §718.112 must cover, how the visual inspection and reserve funding analysis are performed, on what cycle, and how a SIRS differs from a voluntary reserve study.
- 04.04
Building recertification
What Broward and Miami-Dade recertification requires structurally and electrically, how it satisfies the milestone requirement there, and what happens when a building misses the deadline.
- 04.05
Pre-recertification inspections
What a board can learn about probable repair scope and cost before it formally enters the recertification process.
- 04.06
Seawall inspections
How a seawall, bulkhead and cap are assessed above and below the waterline, and which failure signs precede loss of retained fill.
- 04.07
Owner's representation
Who protects the association’s interest during a restoration contract, and what an owner’s representative reviews, approves and rejects.
- 04.08
Structural engineering
Structural design documents signed and sealed by a Florida licensed professional engineer for existing buildings.
- 04.09
Special inspections
Inspections performed at specific stages during construction that certify work quality to the building department.
- 04.10
Turnover services
Engineering inspections and evaluation performed during the statutory turnover process under §718.301, Florida Statutes, at developer-to-association handover.
- 04.11
Forensic investigations
How the cause of a structural failure, leak or crack pattern is determined, and what evidence a report needs to survive scrutiny.
- 04.12
Building condition surveys
What a full building condition survey documents when there is no statutory trigger, and how the findings are prioritized.
- 04.13
Building restoration oversight
How a repair scope becomes sealed construction documents, and who verifies that the contractor built what the drawings specified.
05
Counties
Review the local rules for Broward, Miami-Dade and Palm Beach.
- 05.01
Forensic Engineering Services in Broward County
Which structural compliance obligations apply to a Broward building, including the 25-year recertification trigger and the milestone deadline.
- 05.02
Fort Lauderdale forensic engineering
How Fortis supports Fort Lauderdale condominium associations, HOA boards, owners and property managers from its local office, with one documented city project record.
- 05.03
Pompano Beach forensic engineering and building recertification
How the Broward Building Safety Inspection Program runs in Pompano Beach, including notice, report and repair timelines, the fee, exemptions, and why commercial buildings can owe a recertification.
- 05.04
Forensic Engineering Services in Miami-Dade County
Which recertification age applies to a Miami-Dade building by height and location, and how it interacts with the milestone requirement.
- 05.05
Coral Gables forensic engineering
How Fortis supports Coral Gables condominium associations, HOA boards, owners, and property managers under Miami-Dade recertification and Florida milestone requirements.
- 05.06
Boca Raton structural and forensic engineering
How Fortis supports Boca Raton condominium associations, cooperatives, HOA boards, owners, and property managers under the city milestone ordinance and the separate SIRS requirement.
- 05.07
Coral Springs structural and forensic engineering
How Fortis supports Coral Springs associations under Broward County recertification, which administers the Florida milestone requirement, and the separate SIRS requirement.
- 05.08
Miami structural and forensic engineering
How Fortis supports City of Miami associations under Miami-Dade County recertification, which administers the Florida milestone requirement, and the separate SIRS requirement.
- 05.09
Belle Glade milestone inspections and forensic engineering
How Fortis serves Belle Glade building owners on the 30-year statewide milestone cycle, with PE-sealed assessments grounded in Glades conditions rather than a coastal template.
- 05.10
Forensic Engineering Services in Palm Beach County
What Palm Beach County and its municipalities require of an aging condominium, and which local authority makes the determination.
06
Reference
Use direct answers and plain-language definitions as questions arise.
- 06.01
Project record and footprint map
Which buildings Fortis has worked on and where, mapped by county and inspection type.
- 06.02
Frequently asked questions
Direct answers to the questions boards ask most about milestone timing, SIRS scope, recertification years and sealing.
- 06.03
The Forensic File
What Fortis engineers observe in the field about deterioration, statutory deadlines and repair decisions.
- 06.04
Threshold Buildings vs. Milestone Inspections: The Credential Rule Boards Misread
Two rules in adjacent sections of Florida Statutes use similar height triggers for very different purposes. Here is how milestone inspections and threshold building special inspections actually work..
Free Downloads
Free Board Guides
The Board President's Guide to Florida's Building Safety Laws
A plain-language walkthrough of milestone inspections, SIRS, county recertification, and your board's personal exposure — what triggers each requirement and what your board must do next.
The SIRS & Reserve-Planning Checklist
A print-and-walk checklist for your budget meeting: the eight required components, the reserve-funding rules that can no longer be waived, and what to confirm before you hire.
Need help identifying what your building owes next?
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