Buying a condominium in South Florida now involves more paperwork about the building's physical condition than it did before 2021. After the Champlain Towers South collapse in Surfside on June 24, 2021, the Florida Legislature passed laws requiring milestone inspections and structural integrity reserve studies for many condominium and cooperative buildings, and it tightened rules on reserves and association records. For a buyer, the practical result is that you should ask for and read the inspection report, the reserve study, the budget and recent meeting minutes before you rely on any listing description. This guide summarizes the framework in general terms. Details have been amended more than once, so confirm the current rules with the Florida Division of Condominiums, Timeshares and Mobile Homes and with the text of Chapter 718 of the Florida Statutes.
The two big requirements in plain language
Milestone inspections
Florida requires periodic structural inspections of covered condominium and cooperative buildings that reach a set age. In general, the rule applies to buildings of three stories or more, with a first inspection once the building reaches roughly thirty years and, in some cases near the coast, an earlier threshold, followed by repeat inspections about every ten years. The legislature has changed the details since 2022, including how local officials can adjust timing, so check which version applies to the specific building. If the inspection finds substantial structural deterioration, the association must follow a defined process for further study and repairs.
Structural integrity reserve studies
A structural integrity reserve study, often shortened to SIRS, is a professional assessment of the major components of a building and what it will cost to repair or replace them over time. Items typically include the roof, load-bearing walls and structure, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing, windows and exterior painting. Associations covered by the law must fund the reserves the study identifies, and the ability to waive or reduce some reserves has been limited. A buyer should read the study, not just note that one exists.
What to request before you commit
| Document | Why it matters |
|---|---|
| Declaration and bylaws | Rules on rentals, pets, renovations, use of units and owner responsibilities. |
| Current budget and financial statements | Shows income, expenses, reserve balances and any loans. |
| Milestone inspection report (if applicable) | Describes structural findings and any required repairs. |
| Structural integrity reserve study | Lists components, remaining life and funding needs. |
| Board meeting minutes | Reveals planned projects, disputes, insurance issues and assessments under discussion. |
| Insurance certificate for the master policy | Shows coverage, deductibles and what the owner must cover separately. |
| Estoppel or similar certificate | Confirms what the seller owes and what fees are due at closing. |
Florida law gives condominium buyers a statutory window to cancel after receiving the association's disclosure documents in a resale, and contracts typically also include inspection periods. The exact length and the conditions have been subject to amendment, so have a Florida real estate attorney explain the timeline in your contract.
Money questions that follow from the new rules
Stronger reserve requirements can raise monthly fees, and repairs identified by inspections can lead to special assessments, which are one-time charges split among owners. Ask the association whether any assessments are planned, whether a loan has been taken for repairs, and how the cost would be divided. Insurance premiums for older coastal buildings have also been a major cost driver, and those costs flow through to monthly fees.
Lenders respond to these issues as well. Some mortgage programs and lenders apply extra scrutiny to condominium projects with unresolved safety issues, low reserves, high owner delinquency or heavy investor ownership. A project may be harder to finance, which can affect both your purchase and your eventual resale. Talk to a lender early about whether the building qualifies for the loan you want.
Building age is not the whole story
Older does not automatically mean worse, and newer does not automatically mean safe. A well-maintained 1970s building with solid reserves and documented repairs may be a better risk than a poorly funded newer one. Look at the maintenance record, the quality of the engineering reports, how the association responded to findings and whether it has a history of deferring work. In coastal buildings, salt air and moisture accelerate wear on concrete, balconies and mechanical systems, which is why the reports are worth reading carefully. For area-specific context, see how these questions arise in Surfside, Sunny Isles Beach and Miami Beach.
Flood and wind exposure
Structural reports do not replace insurance planning. Check the building's FEMA flood zone and find out what the master policy covers. Our flood zones and insurance guide explains how to look up a zone and what questions to ask.
Where to verify
The Florida Division of Condominiums, Timeshares and Mobile Homes, part of the Department of Business and Professional Regulation, publishes guidance and answers questions about Chapter 718. The statute text is available through the Florida Legislature's website. A licensed Florida attorney can interpret your contract, and a licensed engineer or inspector can review the building's condition.
This page is general information and not legal, financial or engineering advice. Laws are amended often, so confirm the current rules before you act.
Frequently Asked Questions
What is a milestone inspection?
A structural inspection required for covered condominium and cooperative buildings at a set age and repeated periodically. It is performed by a licensed engineer or architect.
What is a structural integrity reserve study?
A professional study of a building's major components and the reserves needed to repair or replace them. Associations covered by the law must fund the reserves it identifies.
Can I cancel a condo purchase after reading the documents?
Florida law gives buyers a limited right to cancel after receiving association documents in a resale. Timing and details have changed, so ask an attorney to confirm for your contract.
Will these laws raise my monthly fees?
They can, because reserves must be funded and repairs may require assessments. Ask the association for the budget and any planned assessments.
Where can I check the rules myself?
Use the Florida Division of Condominiums, Timeshares and Mobile Homes and Chapter 718 of the Florida Statutes.