MILESTONE & SIRS COMPLIANCE- FLORIDA STATUTE 553

Florida law requires aging condominiums and co-ops to complete Milestone Inspections and Structural Integrity Reserve Studies (SIRS). These reports are enforced by DBPR and insurers — and delays put boards at risk of fines, liability, and insurance cancellation.

GCC works directly with boards, CAMs, and condo attorneys to:

• Prepare properties before inspections
• Coordinate access with engineers
• Complete the licensed repairs required after reports are issued

Milestone Inspections phase 1 & phase 2

PHASE 1

Phase 1 -  Visual Inspections

Conducted by a licensed engineer or architect. Non-invasive walk-through of the property exterior, balconies, common areas, garages, and visible mechanical/electrical/plumbing (MEP) spaces. Goal: identify visible structural and system deterioration — cracks, spalling, water intrusion, corrosion, electrical panel condition, plumbing leaks, or other signs of failure. Outcome:  either the building is cleared or Phase 2 is triggered.

WHERE GCC FITS IN (PHASE 1)

• Perform pre-assessment site walks so boards aren’t blindsided.
• Prep the site for engineer access (remove debris, secure unsafe areas).
• Provide boards with documentation and recommendations ahead of the engineer’s review.

PHASE 2

Phase 2 - Hands on Testing

Required if Phase 1 identifies substantial concerns. Involves physical probing: coring concrete, exposing rebar, opening walls/ceilings to evaluate systems.

Goes beyond structure: engineers also review critical MEP systems — plumbing risers, electrical switchgear, mechanical equipment, and fire/life safety systems. Findings dictate mandatory repair scope, reported to DBPR and local officials as well as the BOD.

WHERE GCC FITS IN (PHASE 2)

• Assist the BOD in the coordination efforts for destructive testing by engineers ensuring safe conditions.
• Coordinate closely with engineers during investigations.
• Deliver the licensed repairs required to close out compliance reports.
• Supply close-out documentation for DBPR and insurers.

structural integrity reserve study (SIRS)

The SIRS is a mandatory reserve study required by Florida Statute 553. It ensures condo and co-op boards set aside funds for the long-term repair and replacement of critical building systems. Unlike a simple financial reserve study, a SIRS requires an engineering-based condition assessment of both structural and MEP systems.

What SIRS covers

By statute, the reserve study must include:

Structural Elements

• Concrete, columns, slabs, parking garages
• Facade systems (Facade systems, cladding, envelope)
• Balconies and decks
• Roofing & waterproofing

Mechanical/Electrical/Plumbing MEP Systems

• Plumbing: Risers, Mains, Drain Systems, Pumps
• Electrical: Switchgear, Panels, Breakers, Distribution
• Mechanical: Boilers, Chillers. Cooling Towers, HVAC Equipment
• Fire/Life Safety: Alarms, Sprinklers. Suppression Systems
  

WHERE GCC FITS IN (SIRS)

• Support: We help boards document conditions for engineers conducting the study.
• Execution: We perform the repairs and replacements identified in the SIRS report.
• Cost Documentation: We provide real-world contractor estimates to align reserve funding with actual construction costs.

WHY IT MATTERS

Non-compliance results in DBPR fines and insurance cancellations. Reports almost always identify immediate repairs that must be closed by licensed contractors.

GCC offers turnkey compliance support — from site prep through inspection coordination to code-compliant repairs.

stay ahead of compliance deadlines

Don’t wait for DBPR notices or insurance threats. GCC ensures your property is inspection-ready and delivers the repairs required for full compliance.