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Milestone inspections, SIRS & reserves — what Palm Beach County boards are dealing with now
Since the Surfside collapse, three obligations have reshaped almost every condominium budget in Florida: the milestone inspection, the structural integrity reserve study (SIRS), and the end of blanket reserve waivers. Here is the plain-English version of where the law stands, and what a board should have on its calendar.
The milestone inspection — §553.899
A structural inspection required for condominium and cooperative buildings three habitable stories or more in height. The statute sets the trigger at December 31 of the year the building turns 30, and every 10 years after that. A local enforcement agency may move that to 25 years where environmental conditions — proximity to salt water, for example — justify it, so coastal Palm Beach County boards should confirm the age their own building department applies rather than assume the 30-year default. Since HB 913 took effect July 1, 2025, the count is of habitable stories: floors used only for parking, storage, or mechanical equipment may not count toward the three-story threshold.
Phase one, phase two, and the clock
Phase one is a visual, qualitative examination of the building's major structural components by a Florida-licensed engineer or architect — a contractor, however qualified, cannot sign it. It must be completed within 180 days of the notice from the local enforcement agency. If substantial structural deterioration turns up, phase two follows, with destructive or non-destructive testing as needed and a progress report due within 180 days of the phase one report. HB 913 also added conflict-of-interest disclosure: a professional who intends to bid the repair work must say so in writing.
The SIRS — §718.112(2)(g)
Every condominium building three habitable stories or higher needs a structural integrity reserve study at least every 10 years. It must price out eight categories: roof · load-bearing structure · fireproofing and fire protection · plumbing · electrical · waterproofing and exterior painting · windows and exterior doors — plus any other item whose deferred maintenance or replacement cost exceeds $25,000 (raised from $10,000 by HB 913, and adjusted for inflation). Associations that existed before July 1, 2022 were to complete a first SIRS by December 31, 2025 — or by December 31, 2026 where it is done alongside a milestone inspection.
Reserves: the waiver is gone
For budgets adopted after December 31, 2024, a unit-owner-controlled association may no longer vote to fund the SIRS components at less than the study requires. HB 913 added a narrow release valve: through December 31, 2028 a board may pause those contributions for no more than two consecutive annual budgets where a milestone inspection has been completed within the previous two years, so the money can go to the repairs the inspection identified. The study must also show a baseline funding plan that keeps the reserve balance above zero across the funding period. Any pause is a decision to make with your association attorney, in writing, on the record.
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Buying a unit rather than governing one? The same three obligations look completely different from the purchaser's side of the closing table — which documents the seller owes you, what a phase-two milestone report means for the next assessment, and how to read a reserve study's funding gap before your cancellation window closes. That version is our condo buyer's due-diligence guide ↗
The board's short list
Pin down two numbers first: the building's certificate-of-occupancy year and its count of habitable stories. Both decide whether any of this applies to you.
Call your local building department — Palm Beach County's Building Division for unincorporated areas, or your city's — and ask whether the jurisdiction applies the 25-year trigger and how it issues notice.
Where the timing allows it, schedule the SIRS and the milestone inspection together. One mobilization, one set of findings, one budget conversation.
Put the eight SIRS components on a real repair calendar rather than a spreadsheet line. Roof and waterproofing usually drive the number in South Florida.
Get contractor pricing on the engineer's recommendations before the budget is adopted — reserve math built on guesses is what produces the surprise special assessment.
Keep the paper: inspection reports, notices, board minutes, the funding plan. Buyers, lenders, and insurers all ask for them now.
Where BeacCorp Fits
The engineer inspects; the attorney advises; a licensed CAM keeps the calendar, the notices, and the board packet straight. What most associations do not get is the third piece — someone who can read the engineer's findings and turn them into scoped, priced, supervised work. Randolph holds the CAM license (CAM34850) and a Certified General Contractor license (CGC1528750) with a roofing license (CCC1332751), so a board is not handed a report with no path forward on the roof, the waterproofing, or the windows and exterior doors it names. For remodeling in pre-1978 buildings, the firm is also an EPA Lead-Safe Certified Firm (#NAT-F122701-2). See the construction division for the trade work — including commercial interior remodels done while the business stays open — and the roofing and impact windows & doors pages for the two line items that dominate most reserve studies.
This is general guidance for Florida boards, not legal advice, and these statutes have been amended in each of the last several sessions. Confirm deadlines and thresholds with your association attorney and your local building department before you act on them.
Want the long version? Our Palm Beach County milestone inspection & SIRS guide for boards walks through every statutory clock — the 14-day owner notice, the 180-day phase one, the 45-day distribution rule and the 365-day repair deadline — plus the county's 25-versus-30-year trigger and the five-year credit that can cut the cost of your reserve study.
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Florida HOA & Condo Hurricane Guide — Emergency Powers, Debris & the Claim Clock
What a board can actually do once a state of emergency is declared — including the special assessment with no owner vote — plus the debris right-of-entry that has to be signed before the storm or the trucks do not come down your private roads, the 2024 duty to adopt hurricane protection specifications, the one-year insurance notice clock that starts at landfall, and the Palm Beach County evacuation-zone layer underneath all of it.
Condo Milestone Inspection & SIRS Guide — Palm Beach County
The two obligations reshaping condominium budgets across the county, in plain English: whether your building's habitable story count puts you in scope, the 25-versus-30-year trigger and where Palm Beach County applies each, every statutory clock from the 14-day owner notice to the 365-day repair deadline, the eight components a structural integrity reserve study must price, what changed about waiving reserves — and the five-year credit that can take the visual inspection out of your SIRS bill.
HOA & Condo Association Management — Palm Beach County
What an association manager is actually responsible for, the full scope of work, the ten questions to ask any firm your board interviews, and the step-by-step checklist for switching management companies without losing a month of the association's records.
Property Management Fees Guide — Palm Beach County
What managers really charge here — the monthly management percentage, the leasing fee, lease renewals, maintenance markups, and the hidden fees to watch for before you sign. Plus how BeacCorp's no-markup, all-inclusive pricing compares.
Florida Landlord-Tenant Law — Deposits, Notices & Evictions
The deadlines that actually decide cases: the 15/30-day security deposit rule, the 3-day and 7-day notices, the 30-day month-to-month notice, landlord access and repair duties, the Palm Beach County eviction timeline, and the self-help ban that costs landlords three months' rent.
Vacation Home Watch Guide — Snowbirds & Seasonal Owners
Why a vacancy clause can void your homeowners insurance while you're away, what a proper home watch visit checks, and how a licensed CAM who is also a General Contractor can watch — and fix — your home in one call.
Free rental analysis or full management quote · Licensed CAM · CAM34850 · We respond within 24 hours.
Frequently Asked Questions
Is BeacCorp Property Management licensed?
Yes. Randolph Scott Bell is a state-licensed Florida Community Association Manager (CAM34850), and BeacCorp is a BBB A+ Accredited Business.
What areas do you serve?
All of Palm Beach County, Florida, including West Palm Beach, Loxahatchee, Wellington, Royal Palm Beach, and Jupiter.
What do you manage?
HOAs and condominium associations plus individual rental properties — board support, vendor oversight, dues and rent collection, maintenance coordination, and tenant placement.
Do you handle both associations and single rentals?
Yes. We manage community associations as well as individual rental properties for investors and owners.
How do I get a management quote?
Fees depend on the property type and services needed. Call (561) 779-3213 or use the form above for a free, no-obligation quote.
Do you place and screen tenants?
Yes. Tenant placement is part of our rental management — from marketing the unit through lease signing for owners across Palm Beach County.
Can you coordinate maintenance and vendors?
Yes. We coordinate maintenance and oversee vendors so association boards and owners have a single point of contact.
Do you collect dues and rent?
Yes. Dues and rent collection is a core part of our community association and rental property management.
Does our building need a milestone inspection?
Under Florida Statute 553.899 it applies to condominium and cooperative buildings three habitable stories or more in height, by December 31 of the year the building reaches 30 years of age and every 10 years after. A local enforcement agency may set the trigger at 25 years where environmental conditions such as proximity to salt water justify it, so confirm with your building department. Since HB 913 (July 1, 2025) floors used only for parking, storage, or mechanical equipment may not count toward the three-story threshold. See our board compliance section.
What is a SIRS, and how often is one required?
A structural integrity reserve study, required at least every 10 years for condominium buildings three habitable stories or higher. It must cover the roof, load-bearing structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors — plus any other item with a deferred maintenance or replacement cost above $25,000, a threshold HB 913 raised from $10,000 and which is adjusted for inflation.
Can our association still vote to waive reserves?
Not for the SIRS components. For budgets adopted after December 31, 2024, a unit-owner-controlled association may not provide no reserves or less than the study requires for those items. HB 913 allows a narrow, temporary pause of no more than two consecutive annual budgets, through December 31, 2028, where a milestone inspection was completed within the prior two years — a step to take with your association attorney.
Can a general contractor perform the milestone inspection?
No. The milestone inspection must be performed by an architect licensed under Chapter 481 or an engineer licensed under Chapter 471. Our role is the management side — commissioning the inspection, tracking the notices and deadlines, and then scoping, pricing, and supervising the corrective work the report calls for.
Our inspection found problems. What happens next?
If phase one identifies substantial structural deterioration, a phase two inspection follows, with a progress report due within 180 days of the phase one report. From there the board needs real repair pricing to build the budget around. Because Randolph holds both the CAM license and a Certified General Contractor license (CGC1528750, roofing CCC1332751), a board can get that pricing and the work supervised without starting a second search.
What does property management cost in Palm Beach County?
It depends on the property type and the scope of services. Our property management fees guide breaks down how monthly management percentages, leasing fees, renewals, and maintenance markups typically work here, and the quote itself is free — call (561) 779-3213.
How long does a landlord have to return a security deposit in Florida?
Fifteen days if no deductions are being made, or 30 days to send written notice of intent to impose a claim — and a landlord who misses the 30 days forfeits the claim entirely under Florida Statute 83.49. Our Florida landlord-tenant law guide walks through every deadline that decides these cases, including the 3-day and 7-day notices and the Palm Beach County eviction timeline.