For Florida Condo & Co-Op Buildings 3-stories and up
Pursuant to the requirements of Florida Statute 718.112, Florida Senate Bill No. 4-D, F.A.C. Chapter 2022-269 (as amended by SB 154):
Associations existing before July 1, 2022 must have a structural integrity reserve study completed by December 31, 2024, for each building that is 3 stories or higher.
A structural integrity reserve study must be completed every 10 years.
As of December 31, 2024, an association may not waive or partially fund reserves for building components required in a structural integrity reserve study.
As of December 31, 2024, the association may only use reserve funds allocated to building components of the SIRS, for their designated purposes.
Itemized List of Components of the SIRS pursuant to the requirements of Florida Statute 718.112, Florida Senate Bill No. 4-D, F.A.C. Chapter 2022-269 (as amended by SB 154):
a. Roof
b. Structure & Structural Elements
c. Fireproofing and fire protection systems.
d. Plumbing
e. Electrical system
f. Building exterior painting & Waterproofing
g. Windows
h. Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects the items listed in subparagraphs a.-g., as determined by the licensed engineer performing the visual inspection portion of the structural integrity reserve study.
For Florida Condo & Co-Op Buildings 3-stories and up
Condo and Co-Op buildings 25 or 30 years of age must be inspected.
If the certificate of occupancy was issued before July 1, 1992, the Building must be inspected before December 31, 2024.
Otherwise the inspection must occur by December 31 of the year in which the building turns 30 years old (measured from the issuance of a certificate of occupancy for the building) and must be conducted every 10 years thereafter.
However if a building is located within 3 miles of the coastline, each building that is 3 or more stories high must be inspected by December 31 of the year that is 25 years from issuance of the certificate of occupancy, and then every 10 years thereafter.
The law states that “substantial structural distress … negatively affects a building’s general structural condition and integrity … does not include surface imperfections…” (unless deemed “a sign of substantial structural deterioration“).
For “Phase One” of the milestone inspection, visual examination of a building is required; major structural components are visually inspected, and a qualitative assessment of the structural condition of the building is provided.
“Phase Two” milestone inspection is required if substantial structural deterioration is identified. Phase Two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary in order to confirm that the building is structurally sound and safe and/or to recommend a program for fully assessing and repairing damaged portions of the building.
In practice to ensure compliance: If visual inspection shows substantial distress, the qualified inspector may conduct limited sounding of surfaces during the evaluation, followed by exploratory openings during a repair project – Repairs and “Phase Two testing” happen in this case at the same time – See Our Approach
Itemized List of Components of the SIRS pursuant to the requirements of Florida Statute 718.112, Florida Senate Bill No. 4-D, F.A.C. Chapter 2022-269 (as amended by SB 154):
a. Roof
b. Structure & Structural Elements
c. Fireproofing and fire protection systems.
d. Plumbing
e. Electrical system
f. Building exterior painting & Waterproofing
g. Windows
h. Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects the items listed in subparagraphs a.-g., as determined by the licensed engineer performing the visual inspection portion of the structural integrity reserve study.
Pursuant to the requirements of Florida Statute 718.112, Florida Senate Bill No. 4-D, F.A.C. Chapter 2022-269 (as amended by SB 154):
Associations existing before July 1, 2022 must have a structural integrity reserve study completed by December 31, 2024, for each building that is 3 stories or higher.
A structural integrity reserve study must be completed every 10 years.
As of December 31, 2024, an association may not waive or partially fund reserves for building components required in a structural integrity reserve study.
As of December 31, 2024, the association may only use reserve funds allocated to building components of the SIRS, for their designated purposes.
Condo and Co-Op buildings 25 or 30 years of age must be inspected.
If the certificate of occupancy was issued before July 1, 1992, the Building must be inspected before December 31, 2024.
Otherwise the inspection must occur by December 31 of the year in which the building turns 30 years old (measured from the issuance of a certificate of occupancy for the building) and must be conducted every 10 years thereafter.
However if a building is located within 3 miles of the coastline, each building that is 3 or more stories high must be inspected by December 31 of the year that is 25 years from issuance of the certificate of occupancy, and then every 10 years thereafter.
The law states that “substantial structural distress … negatively affects a building’s general structural condition and integrity … does not include surface imperfections…” (unless deemed “a sign of substantial structural deterioration“).
For “Phase One” of the milestone inspection, visual examination of a building is required; major structural components are visually inspected, and a qualitative assessment of the structural condition of the building is provided.
“Phase Two” milestone inspection is required if substantial structural deterioration is identified. Phase Two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary in order to confirm that the building is structurally sound and safe and/or to recommend a program for fully assessing and repairing damaged portions of the building.
In practice to ensure compliance: If visual inspection shows substantial distress, the qualified inspector may conduct limited sounding of surfaces during the evaluation, followed by exploratory openings during a repair project – Repairs and “Phase Two testing” happen in this case at the same time – See Our Approach
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