Florida Building Safety Regulations

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Florida Building Safety Regulations at a Glance

Regulation

Applies To

Cycle

Next Deadline

Penalty

Phase 1 and Phase 2 Milestone Inspections (§553.899)

Condo/co-op buildings with 3+ stories

30 yrs (25 yrs if 3 miles from the coast), then every 10 yrs

Dec. 31 of milestone year

Up to $15,000/day; liens; board liability

Structural Integrity Reserve Study (SIRS)

Condo associations with 3+ stories

Every 10 yrs

Dec. 31, 2025, initial deadline

Fiduciary breach for non-compliance

HVHZ Impact Requirements

Miami-Dade and Broward buildings

Per Florida Building Code

At construction/renovation

Code enforcement fines; failed inspections

General Building Code (§162.09)

All buildings

Ongoing

Ongoing

$250/day first violation; $500/day repeat violation; up to $15,000

Is Your Building Compliant with Florida Regulations?

Schedule a Milestone Inspection Consultation

Reach out to Rimkus to connect with licensed engineers who can provide complete compliance documentation.

Florida milestone inspection deadlines are based on each building’s certificate of occupancy — and many buildings are already past due.

Florida Building Safety Regulations Overview

Shaped by decades of hurricane damage, and fundamentally transformed after the 2021 Champlain Towers South collapse in Surfside, Florida’s building safety regulations are now among the most rigorous regulations in the nation. In response to Surfside collapse, the Florida Legislature enacted Senate Bill 4-D in 2022, establishing mandatory structural inspections for aging condominium and cooperative buildings. Also known as milestone inspections, the requirements were codified in section 553.899, Florida Statutes.

Non-compliance can carry serious consequences, including daily fines up to $15,000 per section 162.09, Florida Statues, and property liens, voided insurance coverage, and potential personal liability for association board members. Rimkus helps condominium associations, cooperative boards, property managers, and commercial building owners navigate Florida’s building safety requirements with licensed engineers and architects performing milestone inspections (Phase 1 and Phase 2), SIRS support, hurricane damage assessments, and HVHZ compliance evaluations.

Florida Milestone Inspections: What Building Owners Need to Know

What is a Milestone Inspection?

A milestone inspection is a structural inspection performed by a licensed engineer (Chapter 471) or licensed architect (Chapter 481) to assess load-bearing elements, primary structural members, and primary structural systems. The purpose is to determine whether substantial structural deterioration exists — not general Florida Building Code compliance.

Who Must Comply?

  • All condominium and cooperative association buildings that are three or more habitable stories in height
  • By December 31 of the year the building reaches 30 years of age (based on the certificate of occupancy date)
  • By December 31 of the year the building reaches 25 years of age, if 3 miles from coast
  • Every 10 years thereafter
  • Buildings in Broward and Miami-Dade Counties may face stricter local requirements

The Two-Phase Inspection Process

Phase 1: Visual inspection of habitable and non-habitable areas, focusing on key structural components. If no substantial structural deterioration is found, Phase 2 is not required.

Phase 2: If substantial structural deterioration is identified, a more detailed inspection follows, potentially including destructive or non-destructive testing. Building owners must commence repairs within 365 days of receiving the Phase 2 report.

Structural Integrity Reserve Study (SIRS)

Under SB 4-D, all condominium and cooperative associations with buildings three stories or taller must complete a SIRS by December 31, 2025, and every 10 years thereafter. The SIRS evaluates major structural components and determines required reserve funding. Beginning January 1, 2025, associations can no longer waive reserve contributions for the nine mandatory structural components.

Florida Building Safety Regulations

Penalties for Non-Compliance in Florida

  • First violations: fines up to $250 per day under section 162.09
  • Repeat violations: fines up to $500 per day
  • Irreparable violations in jurisdictions with populations 50,000+: fines up to $15,000
  • DBPR: Civil penalties up to $5,000 per violation for SB 4-D non-compliance
  • Unpaid fines: recorded as liens against the property — local governments may pursue lien foreclosure
  • Board member liability: Officers and directors who willfully fail to have milestone inspections performed may breach their fiduciary duty under section 718.111, exposing them to personal liability
  • Occupancy risk: If required repairs are not progressed within 365 days of a Phase 2 report, local building officials must assess whether the building remains safe for occupancy
  • Insurance impact: Non-compliance may void insurance coverage, leaving the building and its owners exposed

Frequently Asked Questions

A milestone inspection is a structural assessment required under section 553.899, Florida Statutes, for condominium and cooperative buildings three stories or taller. It evaluates load-bearing elements and structural systems to determine whether substantial structural deterioration exists. Buildings must be inspected when they reach 30 years of age (or 25 years if within 3 miles of coastline), then every 10 years thereafter.

If your condominium or cooperative building is three or more habitable stories, yes. Compliance deadlines are based on your building’s certificate of occupancy date. Buildings that reached 30 years of age before December 31, 2024, were required to have their inspection completed by that date. Buildings that reach 30 years after that date must comply by December 31 of the year they turn 30.

If your condominium or cooperative building is three or more habitable stories, yes. Compliance deadlines are based on your building’s certificate of occupancy date. Buildings that reached 30 years of age before December 31, 2024, were required to have their inspection completed by that date. Buildings that reach 30 years after that date must comply by December 31 of the year they turn 30.

Milestone inspections must be performed by a Florida-licensed engineer (Chapter 471) or architect (Chapter 481), or a team supervised by such a professional acting as the registered design professional in responsible charge.

A Phase 2 inspection is required. Phase 2 may involve destructive or non-destructive testing to assess the severity of deterioration. Building owners must commence required repairs within 365 days of receiving the Phase 2 report. Local building officials may restrict occupancy if repairs are not progressed within that timeframe.

A Phase 2 inspection is required. Phase 2 may involve destructive or non-destructive testing to assess the severity of deterioration. Building owners must commence required repairs within 365 days of receiving the Phase 2 report. Local building officials may restrict occupancy if repairs are not progressed within that timeframe.

HVHZ (High Velocity Hurricane Zone) refers to Miami-Dade and Broward counties, which require impact-resistant products for windows, doors, and skylights under the Florida Building Code. Buildings in these counties must meet enhanced wind-resistance standards at construction and renovation. Non-compliance results in code enforcement fines and failed inspections.

Yes. Rimkus’ Florida-licensed engineers and architects perform milestone inspections (Phase 1 and Phase 2), Structural Integrity Reserve Studies, hurricane damage assessments, and HVHZ compliance evaluations. We have served Florida condominium associations and property owners for more than 25 years. Contact us to discuss your building’s compliance needs.

Need Help? Contact Rimkus

SIRS deadlines and milestone inspection obligations are in effect now. Rimkus’ licensed engineers and architects perform milestone inspections, Structural Integrity Reserve Studies, and deliver full compliance documentation under Florida’s SB 4-D framework. Don’t wait until enforcement action puts your board at personal risk.

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Lakewood Ranch, Florida 34211, United States
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