Milestone inspection deadline calculator.
Two laws, two counties, one clock — it started the day the building was certified. Enter the year and see what applies.
Lower SIRS contributions and repair costs — legally. Use these free tools, then call us.
Inspection & recertification deadline finder
Enter your building's original certificate-of-occupancy year and location to see which inspections apply and roughly when they're due.
About this calculator
Enter your building's original certificate-of-occupancy year and location and this tool shows which inspections apply and roughly when they are due. It is for Florida condominium and cooperative boards — Broward, Miami-Dade and Palm Beach, and all other Florida counties.
A Milestone inspection under FS 553.899 is triggered by the age of the building, counted from the date the certificate of occupancy was issued, and it applies to buildings of three or more habitable stories. On top of that, Miami-Dade and Broward run their own 40-year recertification programmes through the local building official. A building can owe both. They are separate obligations and one does not satisfy the other.
The Milestone deadline is thirty years from the certificate of occupancy — but twenty-five years if the building is within about three miles of the coastline. After the first inspection, it repeats every ten years.
Five years is the difference between a board that has time to plan and a board that is already late. It is the single most common thing an association gets wrong about its own deadline, and it is the first thing this tool settles.
A Milestone inspection begins as a Phase 1 visual inspection. If the engineer finds no signs of substantial structural deterioration, that is the end of it.
If they do, the building goes to Phase 2 — testing to establish how far the deterioration has actually gone: sounding, half-cell potential mapping, chloride profiling, cores. Phase 2 is not a failure. It is the point at which guessing stops and the repair scope is set by evidence rather than assumption.
The Milestone inspection is a structural inspection. The Structural Integrity Reserve Study is a funding requirement, and it runs on its own clock — repeated at least every ten years, with the association's budget tied by statute to the findings of its most recent study.
A building can inspect clean and still owe a SIRS. A building can be exempt from the SIRS and still owe a Milestone inspection. This tool shows you both.
This tool reads the statute and the county programmes against the year you enter. It cannot see your building, and it does not know whether the certificate of occupancy was recorded on the day the building was finished or eighteen months later.
Treat the answer as the beginning of the conversation with your building department, not the end of it.
HB 913 changed the test from three stories to three habitable stories, and four-family dwellings with three or fewer habitable stories are exempt outright. Homeowners' associations under Chapter 720 were never subject to the SIRS requirement at all.
A firm that sells reserve studies has no reason to tell you this.
These get you close. We get you certain.
A number on a calculator won't satisfy your county or your insurer. A sealed report from a licensed P.E. will. Bring us your building and we'll turn these estimates into a defensible plan.
Request an assessment →