Florida's 2022 condo safety legislation created sweeping new inspection and reserve requirements for condo buildings across the state. Here's what the law actually says — and what it means for condo owners and associations.
After the Champlain Towers South collapse, Florida legislators faced a question: how do you prevent this from happening again across a state with thousands of aging concrete condo buildings?
Their answer was Senate Bill 4-D, signed into law in May 2022. It's the most significant change to Florida condo law in decades. Here's what it actually says — without the legal jargon.
The Two Big Requirements
The 2022 law created two major new requirements for Florida condo associations:
1. Milestone Inspections 2. Structural Integrity Reserve Studies
Both are mandatory. Neither can be waived. And both have deadlines that are already in effect for older buildings.
Milestone Inspections — What They Are
A milestone inspection is a structural inspection of a condo building performed by a licensed Florida architect or engineer.
When they're required: - Buildings within three miles of the coastline: first inspection by the year the building turns 25 - All other qualifying buildings (3 stories+): first inspection by the year the building turns 30 - Every 10 years thereafter
Phase 1 and Phase 2: Phase 1 is a visual inspection. If Phase 1 reveals signs of substantial structural deterioration, a Phase 2 inspection is required — which involves destructive or nondestructive testing to evaluate the extent of deterioration more precisely.
Who gets the report: The completed milestone inspection report goes to the local building official and to the condo association. The association must distribute a summary to all unit owners within 45 days.
What happens if problems are found: If the inspection identifies substantial structural deterioration, the local building official receives the report and has authority to determine whether remediation is required on an expedited basis.
Structural Integrity Reserve Studies — What They Are
A Structural Integrity Reserve Study (SIRS) is a study performed by a licensed engineer or architect that:
- Identifies the structural components the association is responsible for maintaining
- Estimates the remaining useful life of each component
- Estimates the cost to repair or replace each component
- Calculates the annual reserve contribution needed to fund those future costs
When they're required: Associations must complete their first SIRS by December 31, 2024. After that, SIRS must be updated every 10 years.
The reserve funding requirement: This is the most significant financial change. Florida law previously allowed associations to waive or reduce reserve contributions by a majority vote. Under the 2022 law, associations can no longer waive or reduce reserves for structural components identified in the SIRS.
Full funding of structural reserves is now mandatory — a direct response to the Champlain Towers situation, where years of reserve waivers left the association without funds to address known structural problems.
What This Means for Your Monthly Fees
For many Florida condo owners, the 2022 law means higher monthly assessments. Associations that have been chronically underfunding structural reserves now have to catch up.
The financial shock has been significant in some communities. But adequately funded reserves mean buildings get maintained, structural problems get caught early, and owners aren't hit with massive special assessments when a repair can no longer be deferred.
What Condo Associations Must Do Now
If your association hasn't completed its milestone inspection (if required), that should be happening now. If your association hasn't completed a SIRS, that deadline was December 31, 2024.
If your association completed these studies and identified structural issues that haven't been addressed — that's the most urgent situation.
What Individual Condo Owners Can Do
Ask your association for the milestone inspection report and the SIRS. Both must be provided to unit owners upon request.
If you're buying a condo in Florida, request the milestone inspection report, the SIRS, and the current reserve fund balance as part of your due diligence. These documents tell you a great deal about the condition of the building and the financial health of the association.
The Bottom Line
Florida's condo inspection laws after Surfside are significant, overdue, and necessary. They exist because the alternative — letting aging concrete coastal buildings go uninspected and underfunded — has already proven catastrophic.
Questions about your specific situation? We're licensed Florida contractors — not a call center. Book a free 15-minute call and get a straight answer.
Questions About Your Situation?
We're licensed Florida contractors — not a call center.
Book a free 15-minute call and get a straight answer about your specific situation.