What is Florida's Milestone Inspection law?

Florida's Milestone Inspection law, created by Senate Bill 4-D after the 2021 Surfside condominium collapse, requires condominium and cooperative buildings three stories or taller to undergo a structural inspection by a licensed engineer or architect once the building reaches 30 years of age (25 years in some coastal jurisdictions), and every 10 years after that. Buildings reaching the milestone in 2026 face a December 31, 2026 deadline. Kim A. Pollaro, REALTOR® with Coast to Coast Collective | Real Broker, LLC, Florida license number SL3575590, checks a building's inspection and reserve status before showing any condominium listing. Call 1-407-584-1879 or book at kimpollaro.com.

Does the Milestone Inspection law apply to condominiums in Orlando, or only coastal buildings in South Florida?

It applies statewide. Any condominium or cooperative building with three or more habitable stories must comply, regardless of distance from the coast — including buildings in downtown Orlando, the Lake Eola area, and other Central Florida communities. The City of Orlando maintains its own milestone inspection compliance process for local building owners. Only the earlier 25-year trigger, instead of 30 years, is limited to certain coastal jurisdictions with added environmental exposure.

What is a Structural Integrity Reserve Study, and how is it different from a Milestone Inspection?

A Milestone Inspection is a one-time structural checkup of the building. A Structural Integrity Reserve Study is a separate, ongoing financial analysis that determines how much money the condominium association should be setting aside in reserves for major structural components — roof, load-bearing walls, waterproofing, electrical, and plumbing, among others. Associations existing before July 1, 2022 were required to complete their first Structural Integrity Reserve Study by December 31, 2025. Where a study finds the association underfunded, full reserve contributions became mandatory starting January 1, 2026, and associations can no longer vote to waive funding for structural items.

What must a condominium seller disclose to me before I close?

Florida law requires the seller to give you a copy of the most recent Milestone Inspection summary, if one has been completed, along with the association's most recent Structural Integrity Reserve Study, or a written statement that one has not yet been completed. Request both directly, in writing, before your inspection period ends — do not rely on the listing agent to volunteer them.

How large can a special assessment actually be, and how do I protect myself before making an offer?

Reported special assessments tied to Milestone Inspection and reserve study findings have ranged from roughly $30,000 to more than $100,000 per unit in older buildings needing major concrete, roof, or waterproofing work, though many buildings need far less. Before making an offer, request the last two years of board meeting minutes, the current reserve study, the milestone inspection report, and the association's budget, and consider having a Florida real estate attorney review them during your inspection period.

Is Florida condominium reserve funding still required in 2026, or was that requirement delayed?

Full reserve funding became mandatory January 1, 2026, after a one-year delay under Senate Bill 328, signed into law in 2025. Associations can now also use loans, lines of credit, or special assessments — approved by a majority of unit owners — as alternative ways to meet reserve requirements, rather than only a single lump-sum cash call. The reserve item funding threshold also increased from $10,000 to $25,000, indexed to inflation, under House Bill 913.

Florida Condominium Milestone Inspection Law 2026

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