SB 4-D is the 2022 Florida law, passed after the Surfside collapse, that created the milestone inspection and the structural integrity reserve study for condominium and cooperative buildings.

What did SB 154 change?

The 2023 glitch bill removed the automatic 25-year coastal inspection trigger in favor of a 30-year statewide default with a local option, scoped the rules to buildings with residential condo or co-op ownership, and extended several deadlines.

Does the 25-year coastal rule still apply?

Not automatically. The statewide default is 30 years, but local enforcement agencies can require a 25-year inspection based on environmental conditions such as saltwater proximity.

What are the current deadlines?

Milestone inspections are keyed to the building reaching 30 years, or the local 25-year requirement. The initial SIRS was due December 31, 2025, or by December 31, 2026 when coordinated with a milestone due by then.

Florida Condo Safety Law Timeline | SB 4-D, SB 154 & HB 913 Explained | Milestone Inspection Law Florida

The 2025 law extended the SIRS deadline to December 31, 2025, clarified which buildings are covered, added a baseline funding plan requirement, and tied insurance and record-keeping consequences to compliance.

If your building is a condominium or cooperative three or more habitable stories tall, yes. County programs such as Miami-Dade recertification and Broward's BSIP may apply on top of the state requirements, depending on where the building sits.

Passed in a special session and signed in May 2022, SB 4-D took effect immediately and built the framework from scratch. It created the milestone inspection under Fla. Stat. 553.899 and the structural integrity reserve study under Fla. Stat. 718.112(2)(g). The milestone inspection was required at 30 years, or 25 years for buildings within three miles of the coast, and every 10 years after that, with a Phase 1 visual inspection followed by a Phase 2 investigation if substantial structural deterioration turned up. The SIRS applied to condo and cooperative buildings three or more stories tall, carried an initial deadline of December 31, 2024, and, for the first time, made reserves for structural components something an association could no longer simply vote to waive.

Signed on June 9, 2023 and effective the same day, SB 154 fixed the parts of SB 4-D that proved unworkable in practice. It removed the automatic 25-year trigger for coastal buildings and set 30 years as the statewide default, while leaving local enforcement agencies the option to require a 25-year inspection where saltwater proximity or other environmental conditions justify it. It limited the requirements to buildings that include a residential condominium or cooperative, and set cost-sharing rules for mixed-ownership buildings. Recognizing the shortage of licensed inspectors, it allowed a team working under a licensed engineer or architect to perform the inspection. It also extended the initial milestone deadline to December 31, 2025 for buildings reaching 30 years on or after July 1, 2023, adjusted the SIRS component scope, and let a milestone inspection performed within the past five years stand in for the SIRS visual inspection. The official SB 154 bill summary lays out the full list.

Signed in June 2025 and effective July 1, 2025, HB 913 is the most consequential update since SB 4-D. It extended the initial SIRS deadline to December 31, 2025, clarified the "habitable stories" language that had confused which buildings were covered, and required the study to include a baseline funding plan that keeps the reserve balance above zero. It let an association that has completed its milestone inspection delay the SIRS for up to two budget years to prioritize the repairs the milestone identified, exempted four-family dwellings of three or fewer stories, and added an officer and director affidavit plus a 15-year record-retention rule. It also barred Citizens Property Insurance from covering associations that have not met their obligations. The HB 913 bill summary has the details.

Stripped of the history, here is the net. A condominium or cooperative building three or more habitable stories tall owes a milestone inspection at 30 years, or at 25 years if your local enforcement agency requires it, and then every 10 years. Miami-Dade, for one, has kept a 25-year clock for many of its buildings through its 40-year recertification program. The same buildings owe a SIRS, with the first one due by December 31, 2025 for most existing associations, or coordinated with a milestone due on or before December 31, 2026. Reserves for the structural components a SIRS covers can no longer be waived. Our Florida Milestone Inspections Explained article covers the inspection itself in full.

The state law is not the only clock. Two county programs predate it and still run alongside it. Miami-Dade County's 40-year recertification, one of the oldest building-safety programs in the state, requires recertification at 40 years and every 10 years after, and it has kept an earlier cycle for many buildings. Broward County runs its own Building Safety Inspection Program, which starts at 25 years and covers nearly every building type, not only condominiums. A Miami-Dade or Broward condominium can therefore owe both a county recertification and the state milestone inspection, on separate notices and at separate filing offices, even when one engineering site visit can inform both. Sorting out which programs apply to your building is the first step, because the county and state deadlines do not line up on their own.

What is SB 4-D?
SB 4-D is the 2022 Florida law, passed after the Surfside collapse, that created the milestone inspection and the structural integrity reserve study for condominium and cooperative buildings.
What did SB 154 change?
The 2023 glitch bill removed the automatic 25-year coastal inspection trigger in favor of a 30-year statewide default with a local option, scoped the rules to buildings with residential condo or co-op ownership, and extended several deadlines.
What did HB 913 change?
The 2025 law extended the SIRS deadline to December 31, 2025, clarified which buildings are covered, added a baseline funding plan requirement, and tied insurance and record-keeping consequences to compliance.
Does the 25-year coastal rule still apply?
Not automatically. The statewide default is 30 years, but local enforcement agencies can require a 25-year inspection based on environmental conditions such as saltwater proximity.
What are the current deadlines?
Milestone inspections are keyed to the building reaching 30 years, or the local 25-year requirement. The initial SIRS was due December 31, 2025, or by December 31, 2026 when coordinated with a milestone due by then.
Do these laws apply to my building?
If your building is a condominium or cooperative three or more habitable stories tall, yes. County programs such as Miami-Dade recertification and Broward's BSIP may apply on top of the state requirements, depending on where the building sits.

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