Topic guide
After Surfside, Florida rewrote the rules for older condos. SIRS reports and milestone inspections now decide whether a building is safe to buy, and what it will cost to own.
Florida condominiums three stories or taller now face two linked requirements: a milestone structural inspection and a Structural Integrity Reserve Study (SIRS) that bans the old practice of waiving or underfunding reserves for major components. For buyers, these reports are the clearest signal of whether a building is financially and structurally sound, and whether a large special assessment is coming.
The numbers are stark: a majority of buildings that complete a SIRS discover they are underfunded for the work ahead. That gap becomes the owner's problem, often as a five- or six-figure assessment. Reading these reports correctly before you close is now the single most important step in a Florida condo purchase.
This guide explains what SIRS and milestone reports contain, what happens when a building fails, what owners can do when an assessment lands, and how to weigh the risk against the opportunity in a softening 2026 market. Agents working Florida condos will find the disclosure playbook here too.
56% of Miami-Dade condo associations missed the 2024 SIRS deadline. Prices were down 4.5% year over year as of May 2025, and one building's assessments hit $400K. The buyer's guide to what's still safe (1,900+ HOA docs).
SIRS reports cover 8 structural components Florida condos must fund by 2026. Check percent funded, RUL=0 items, and assessment risk (based on 1,900+ HOA docs).
In Miami, condo sellers outnumber buyers 3 to 1 (Redfin data). Why the glut is happening, your leverage, and the 6-figure assessment risk to screen for.
Florida's biggest HOA reform bill died in Senate Rules on March 13, 2026. No dissolution process, no community court, no Kaufman mandate. What buyers do now.
912,000 FL condo units are 30+ years old and face milestone inspections. Failures can trigger six-figure assessments; one Aventura complex reported some as high as $400K. Deadlines and what buyers must check (1,900+ docs).
South Florida condos 30+ years old fell 21% in average sale price from 2023 to late 2024. 62% of South Florida associations missed the 2024 SIRS deadline. Smart buyers find opportunity in the chaos.
SIRS disclosure deadlines, 7-day buyer review, six-figure assessments, lender blacklists. The 2026 playbook for FL buyer-agents.
About 1 in 4 of the 38 Florida SIRS reports we analyzed were under 50% funded. Some Florida assessments top $100K per owner. 6 options from payment plans to county assistance.
Florida owners beat a developer's condo termination in court, then sold anyway. The 80% and 5% vote rules, and what to check in your own declaration now.
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