Florida SB-4D Condo Milestone Inspection & SIRS Guide

Buying a Jupiter or Palm Beach Gardens condo in 2026 means walking into a set of state law obligations that did not exist before June 2022. Those obligations came out of Florida Senate Bill 4-D and follow-on legislation, and they are why every serious condo buyer today asks a listing agent about the milestone inspection report and the Structural Integrity Reserve Study. This page explains what those obligations are, which buildings they apply to, and where the specific statute language lives, using the enrolled bill text as the primary source.

Direct answer: Florida Statute 553.899, created by SB 4-D, requires condominium associations under Chapter 718 and cooperative associations under Chapter 719 to have a milestone inspection performed for each building three stories or more in height. Non-coastal buildings must be inspected by December 31 of the year in which the building reaches 30 years of age, and every 10 years thereafter. Buildings within 3 miles of a coastline as defined in Florida Statute 376.031 must be inspected by December 31 of the year in which the building reaches 25 years of age, and every 10 years thereafter. Separately, Florida Statute 718.112(2)(g) requires a Structural Integrity Reserve Study at least every 10 years after the condominium's creation for each building three stories or higher.

For expert guidance on Jupiter FL luxury real estate, contact Kyle Camerlinck at 561-371-5143.

The origin: SB 4-D and Florida Statute 553.899

SB 4-D was passed by the Florida Legislature in a 2022 special session. The enrolled bill text at flsenate.gov created Florida Statute 553.899 and amended parts of Chapter 718 (condominiums) and Chapter 719 (cooperatives) that govern budgets, reserves, and required disclosures. The bill assigns responsibility for milestone inspections to condominium and cooperative associations rather than to individual unit owners.

The core rule is in Fla. Stat. section 553.899(3). The enrolled bill text states that condominium and cooperative associations 'must have a milestone inspection performed for each building that is three stories or more in height by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.' For buildings on the coast, the bill states: 'If the building is located within 3 miles of a coastline as defined in s. 376.031, the condominium association or cooperative association must have a milestone inspection performed by December 31 of the year in which the building reaches 25 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.'

Which buildings are covered

Three tests apply in sequence.

Building type. The obligation lands on condominium associations under Chapter 718 and cooperative associations under Chapter 719. A single-family, two-family, or three-family dwelling with three or fewer habitable stories above ground is expressly outside the milestone inspection subsection, per section 553.899.
Building height. Only buildings three stories or more in height are covered. A two-story townhouse block inside a condominium association is not.
Location relative to the coast. Coastal buildings, defined by proximity within 3 miles of a coastline as defined in Fla. Stat. 376.031, hit the milestone inspection five years earlier, at age 25 rather than age 30.

For Jupiter and Palm Beach Gardens, a large share of oceanfront and Intracoastal condominium buildings fall inside the coastal 25-year trigger rather than the inland 30-year trigger. That distinction is not a nuance; it is a five year acceleration on the first legally required structural inspection.

The 2024 catch up deadline for older buildings

Because the law applies to buildings that already exist, SB 4-D included a catch up deadline for older stock. Fla. Stat. section 553.899(4) states: 'If a milestone inspection is required under this section and the building's certificate of occupancy was issued on or before July 1, 1992, the building's initial milestone inspection must be performed before December 31, 2024.' That deadline is why, since late 2023, buyers touring older Jupiter condominium buildings have been asked to review milestone inspection reports as part of due diligence.

Structural Integrity Reserve Study (SIRS)

The milestone inspection is one leg of the SB 4-D framework. The other is the Structural Integrity Reserve Study, or SIRS. The enrolled bill text amends Chapter 718 and states, at Fla. Stat. section 718.112(2)(g)1, that 'An association must have a structural integrity reserve study completed at least every 10 years after the condominium's creation for each building on the condominium property that is three stories or higher in height.'

The SIRS is a forward-looking assessment. Where the milestone inspection asks whether the building is safe now, the SIRS asks how much money the association must set aside to maintain the structural components over the coming decade. Together, the two obligations changed the way Florida condominium associations budget for capital repairs, and they changed the way careful buyers read association financials.

What a Jupiter condo buyer should actually ask

Every serious condo buyer in Palm Beach County today should collect the following before signing:

The most recent milestone inspection report, if the building has been required to complete one. Confirm the certificate of occupancy date so you know which age trigger applies (30-year non-coastal or 25-year coastal).
The most recent Structural Integrity Reserve Study, per Fla. Stat. 718.112(2)(g). Read the recommended reserve schedule and compare it to the association's current reserves.
Any special assessment history and any pending special assessments related to work identified by either the milestone inspection or the SIRS.
The association's insurance summary, its reserve funding policy, and its recent budget.

A properly executed AS IS residential contract with a 15-day Inspection Period, discussed in the Florida Realtors FAR/BAR AS IS Contract guide, gives a buyer a sole-discretion right to terminate during that window. Use that time to actually read the milestone report and the SIRS, not just the disclosure summary. Also see the Jupiter FL luxury home inspection page for how a private inspection interacts with the state-mandated building inspection.

What SB 4-D did not do

SB 4-D does not require single-family, two-family, or three-family dwellings with three or fewer habitable stories to undergo milestone inspections. Fla. Stat. section 553.899 says so explicitly. It also does not shift responsibility for the inspection or its cost to the buyer or the seller of a specific unit. Under section 553.899, the association 'must arrange for the milestone inspection to be performed' and 'is responsible for all costs associated with the inspection.' That is a reason to look carefully at the association's reserves and past assessments, not to try to negotiate the cost into the individual sale.

FAQ

What is a Florida milestone inspection?

Florida Statute 553.899, enacted by SB 4-D in 2022, requires condominium associations under Chapter 718 and cooperative associations under Chapter 719 to have a milestone inspection performed for each building that is three stories or more in height.

When is a milestone inspection first required?

For non-coastal buildings: by December 31 of the year in which the building reaches 30 years of age based on the certificate of occupancy date. For buildings within 3 miles of a coastline as defined in Florida Statute 376.031: by December 31 of the year in which the building reaches 25 years of age.

How often are milestone inspections repeated?

Every 10 years thereafter for both the 30-year non-coastal trigger and the 25-year coastal trigger, per Florida Statute 553.899(3).

What is a Structural Integrity Reserve Study (SIRS)?

Florida Statute 718.112(2)(g) requires each condominium association to have a Structural Integrity Reserve Study completed at least every 10 years after the condominium's creation for each building three stories or higher in height.

Talk to Kyle Camerlinck about your Jupiter or Palm Beach Gardens move

Kyle Camerlinck is a Jupiter based luxury broker at Taiter Realty. Direct: Call Kyle: 561-371-5143. Office: 1090 Jupiter Park Drive, Suite 101, Jupiter, FL 33458.