A Florida Certified General Contractor and certified energy engineer reads your reserve study with the board and explains what it means for repairs and reserves. Advisory only.
Milestone inspection Florida rules and the reserve study that follows it land on the same board at the same time. We help you prepare, read milestone inspections Florida engineers sign, and plan the repairs.
A condominium board in Palm Beach County can face two separate engineering documents. The milestone inspection asks whether the building is structurally sound. The structural integrity reserve study asks what it will cost to keep it that way and whether the reserves cover it. Each is signed by a licensed engineer or architect, and neither is written for a board that has never read one. This page is about the part that comes before and after the signature: understanding what the report says and deciding what to do about it. It is advisory work only.
Most boards are handed a thick report and a deadline. The useful question is not only what the report found but what it means in work, order and money. As a Florida Certified General Contractor (CGC1528750) who is also a RESNET Certified HERS Rater (RTIN 4516301) and a LEED Accredited Professional, I read it from the job-site side.
Palm Beach County adds its own reasons to look hard at the envelope: salt air, wind-driven rain and long humid summers. For the owner-side oversight itself, see owner's-representative services; for the building-science side, blower-door testing.
This is consulting, not legal advice and not engineering certification. Advisory engagements are separate from construction work. For the association-management side of the same rules, see the condo milestone inspection and SIRS guide from the property division.
Design awards for this site: CSS Design Awards Special Kudos 2026 · Web Design Awards Winner 2026.
A structural integrity reserve study, or SIRS, is a Florida requirement for condominium and cooperative associations. A licensed engineer or architect inspects the building's major structural and safety components, and the study sets out the remaining useful life and replacement cost of each, so the association can fund reserves for them. Confirm the current wording of the statute with your association attorney.
As the statute reads today, the study applies to condominium and cooperative buildings of three stories or more. It covers items such as the roof, load-bearing walls and other structure, floors, foundation, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance cost is above the statutory threshold. The study has to be prepared by the licensed professionals the law names. Deadlines and thresholds have been amended more than once, so check the current text with your association attorney and your engineer.
A milestone inspection is a structural safety inspection by a licensed engineer or architect once a building reaches the age the statute and the local building department set. The SIRS looks at a longer list of components and answers a money question: what each one will cost to replace and whether the reserves cover it. The two use different reports, but a board is wise to read them together, because a finding in one often changes the numbers in the other.
No. Both must be signed by the licensed professionals Florida law names, and that is your engineer or architect. This is advisory work only. It helps your board prepare for those reports, read them, ask the right questions and plan the repairs that follow.
A second reading from a Florida Certified General Contractor (CGC1528750). We help the board turn findings into a plain list, check that the repair scope matches what the report found, compare bids line by line, and keep an eye on the order of work. We do not replace the engineer's judgment or give legal advice.
The law that created the study also ended the old practice of waiving reserves for the structural items it lists. Because the rules have been amended since, ask your association attorney what applies to your building before the board votes on a budget.
The requirement is written for condominium and cooperative associations. A homeowners' association with no condominium buildings is generally not covered, though a prudent board still plans reserves for roofs, roads and drainage. Your association attorney can confirm which category your community falls under.
The statute sets a repeat cycle, and a milestone inspection has its own schedule that depends on the building's age. Rather than quote a date from memory, we recommend you ask your engineer to put both schedules for your building in writing.
It depends on the size, age and type of the building, so no figure is published here and none is quoted before the building is understood. Your engineer or architect prices the study itself. Call (561) 779-3213 to talk through what advisory support would involve.
The advisory work centres on Palm Beach County condominiums. The Florida Certified General Contractor license is a state license, so call and describe the building and its location.
Call (561) 779-3213 or send the short form above with your name, phone and one line about the building. The first conversation is about where your association stands: which reports it has, which are due and what questions the board needs answered.