Buying a condo in South Florida, made clearer
Florida’s condo safety laws, reserves and lender building reviews can feel like a lot. Here’s what they mean for buyers, what to ask for, and where to look things up yourself.
Milestone inspections & SIRS
After the 2021 Surfside collapse, Florida added building inspection and reserve study requirements for many condominiums. Here is a plain-English summary of what the state publishes.
Milestone inspections
- Apply to condo and co-op buildings that are three or more habitable stories.
- Due by December 31 of the year the building turns 30 years from its certificate of occupancy (or 25 years if the local enforcement agency requires it), then every 10 years.
- Phase 1 is a visual inspection by a licensed architect or engineer. Phase 2 is required only if Phase 1 finds substantial structural deterioration.
- Reports go to the local building department. The association must distribute the inspector’s summary to owners within 45 days.
- Required repairs must generally begin within 365 days of receiving a Phase 2 report.
Source: Section 553.899, Florida Statutes (flsenate.gov ↗) and DBPR (condos.myfloridalicense.com/inspections ↗).
Structural Integrity Reserve Study (SIRS)
- Required for condo buildings three or more stories tall, at least every 10 years.
- Covers the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over a set dollar threshold that affect structural integrity.
- Sets how much the association must reserve for those items. Reserves for these items generally can’t be waived.
- Associations must give owners the study and report it to DBPR, which publishes the submissions.
- The first SIRS was generally due by December 31, 2025, with some deadlines extended when paired with a milestone inspection. Check the building’s actual status.
Source: Section 718.112(2)(g), Florida Statutes (flsenate.gov ↗) and DBPR (condos.myfloridalicense.com/inspections ↗). Summaries are general information, not legal advice; laws change.
Warrantable vs. non-warrantable
“Warrantable” is lender shorthand for a condo project that meets the guidelines needed to sell the loan to Fannie Mae or Freddie Mac. Non-warrantable buildings can still be financed in some cases, often with different terms.
| Usually warrantable | May be non-warrantable | |
|---|---|---|
| Building condition | No unaddressed critical repairs; inspections and reserve studies in order | Significant deferred maintenance or unfunded critical repairs |
| Finances | Budget funds reserves; dues delinquency within guidelines | Low reserves; high share of owners behind on dues |
| Ownership | No one owner holds too many units | One person or entity owns a large share of units |
| Use | Primarily residential | Large commercial space, or hotel-like or short-term rental operations |
| Legal | No significant litigation | Pending litigation involving the association |
| Insurance | Master policy meets lender requirements | Coverage gaps or inadequate coverage |
Illustrative only. Each loan program has its own detailed project rules, and FHA and VA keep their own condo approval lists. Ask me about a specific building. I offer financing for warrantable and non-warrantable condos, subject to eligibility.
HOA dues
Monthly dues count in your debt-to-income ratio. Ask what they include, such as insurance, water, cable or amenities, and how much they’ve gone up recently.
Reserves
Reserves are savings for big future repairs. A funded reserve schedule, supported by the SIRS, can mean fewer surprise assessments later.
Special assessments
One-time or installment charges for repairs. Find out what’s approved or being discussed, who pays it at closing, and how it may affect your loan.
Ask for these early
Your Realtor or attorney can help request them and explain your contract’s document review period. Ask them for your exact deadline.
- Declaration, bylaws, and rules and regulations
- Current budget and reserve schedule
- Most recent SIRS (if required)
- Milestone inspection reports and summaries (if required)
- Recent board meeting minutes
- Special assessment notices
- Master insurance policy summary
- Frequently asked questions and answers sheet
Condo questionnaire checklist
Your lender sends a questionnaire to the association or management company. These are the kinds of questions it covers, so you know what’s coming:
- Total units, units sold, and units owned by any single owner
- Owner-occupied vs. investor units
- Dues delinquency
- Reserve funding and budget
- Pending or current litigation
- Commercial space and short-term or hotel-like rentals
- Special assessments and planned major repairs
- Milestone inspection and SIRS status
- Master insurance and fidelity coverage
Questionnaire fees and turnaround are set by the association or manager.
Thinking about a specific condo?
Send me the building name or address and I’ll tell you what I’d want to review while you’re still deciding. I don’t publish building ratings or lists; every review is based on the building’s current documents.
Official public lookups
SIRS submissions
DBPR’s condominium and cooperative SIRS reporting page, with lists of associations that have reported.
Milestone inspections
DBPR’s overview of milestone inspection and SIRS rules. For a building’s actual reports, contact the local building department or the association.
Flood zone
FEMA’s Flood Map Service Center shows a property’s flood zone.
Association status
Florida’s Division of Corporations lists an association’s registration and filings.
Links go to official government sites. Information was checked October 19, 2026 and can change.
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Call or text 954-990-3163 · Office 561-266-2621 · brittanny.ferguson@libertyml.com