The condominium received its milestone inspection report or SIRS: what happens next?

Jason Hamilton Mikes, JD, MBA
Founder & Managing Shareholder

• Published October 2, 2026
• Reviewed by Jason Hamilton Mikes, JD, MBA, October 2, 2026
• Florida Statutes as of July 1, 2026
• Applies to: Condominiums · Cooperatives
• Written for: Community association managers

Both reports start 45-day clocks. Under § 553.899(9), Fla. Stat., within 45 days of receiving a phase one or phase two milestone inspection report, the condominium or cooperative association must deliver the inspector's summary to every owner, post it conspicuously, and publish the full report on its website if required. Within 45 days of receiving a SIRS, a condominium must distribute the study or notice of it and file a statement with the Division (§ 718.112(2)(g)11.–12.).

The manager's checklist

1. Date-stamp it and identify which report it is. A phase one milestone report, a phase two report, a SIRS, or a combined engagement each carries different duties. Note the date received; the 45-day periods run from receipt.
2. Send it to the board and association counsel the same day. Under § 718.112(2)(g)10., an officer or director must sign an affidavit acknowledging receipt of a completed SIRS. Get that signed and filed.
3. Read the report for urgent findings. The milestone report must state whether unsafe or dangerous conditions were observed and identify any substantial structural deterioration (§ 553.899(8)). If it flags unsafe conditions, call counsel and the engineer immediately; don't wait for the board meeting.
4. Milestone report: distribute within 45 days (§ 553.899(9); § 718.112(2)(h); § 719.106(1)(l)).
   • Mail or hand-deliver the inspector-prepared summary to each owner, and email it to owners who consented to electronic notice.
   • Post the summary in a conspicuous place on the property.
   • Publish the full report and summary on the association's website, if it must have one.
5. SIRS: distribute within 45 days. Send each owner a copy of the study or a notice that it is available for inspection and copying on written request, by mail, personal delivery, or consented electronic transmission (§ 718.112(2)(g)11.; co-ops, § 719.106(1)(k)).
6. SIRS: file the Division statement within 45 days. A condominium association must tell the Division, on its form, that the study was completed and provided or made available to owners (§ 718.112(2)(g)12.).
7. Post to the website within 30 days. A condominium association with 25 or more units must post milestone reports (§ 718.111(12)(g)2.o.) and its most recent SIRS (§ 718.111(12)(g)2.p.) on its website or app; records generally go up within 30 days of receipt (§ 718.111(12)(g)1.).
8. Keep it for 15 years. Milestone and structural inspection reports (§ 718.111(12)(a)15.; co-ops, § 719.104(2)(a)14.) and SIRS (§ 718.111(12)(a)11.d.) are official records kept 15 years.
9. Phase two findings: start the repair timeline. Repairs for substantial structural deterioration must be scheduled or commenced within the local ordinance's timeframe, and no later than 365 days after the local enforcement agency receives the phase two report (§ 553.899(11)). Calendar the local deadline and the proof the agency requires.
10. Put it on the agenda. The statutes don't require a presentation, but placing the report on a noticed board agenda, with the engineer or reserve professional available, keeps decisions on the record.
11. Feed it into the budget. SIRS funding drives the next budget. For budgets adopted on or after December 31, 2024, owners of a unit-owner-controlled condominium required to have a SIRS may not waive or reduce reserves for SIRS items (§ 718.112(2)(f)2.b.). Through budgets adopted by December 31, 2028, the association may, with owner approval, temporarily pause or reduce reserve contributions for up to two budgets to fund milestone repairs (§ 718.112(2)(f)2.e.). Ask counsel before relying on that option.

How it differs: condo and co-op

HOAs under chapter 720 are not covered by § 553.899 or the SIRS statute, though an HOA's documents or local codes may impose their own inspection duties.

Common mistakes

• Emailing the summary to everyone, including owners who never consented to electronic notice, and skipping mail.
• Forgetting the conspicuous posting on the property.
• Missing the Division SIRS statement because the study was "just a draft" when received.
• Treating the 365-day repair deadline as the only deadline, when the local ordinance may be shorter.
• Building the next budget without the SIRS funding plan.
• Filing the report somewhere that won't be found in 15 years.

Related resources

• SIRS and milestone inspection checklist
• Annual budget planning checklist
• Special assessment planning checklist
• The board is considering a special assessment
• 2027 compliance calendar
• Records retention checklist

Talk to association counsel

A milestone report or SIRS sets the association's repair and funding agenda for years, and the first 45 days matter. If your building has received either report, call Hamilton Mikes, P.A. at 239-594-7227 or reach us through /contact/.