CAM & Board Resources
You already know how high the stakes are. Missed deadlines, unclear statutes, and board members asking questions you do not have time to answer. We built this page because we work alongside CAMs and boards every day, and we know you need straight answers - not more jargon.
Florida Statute Cheat Sheet
Florida's milestone-inspection and reserve-study laws create different obligations based on building height, age, ownership, maintenance responsibility, and local enforcement decisions. This summary covers the statewide framework; confirm the requirements for your property with the current statutes and your local building department.
SB 154 (2023 Amendments)
Enacted in 2023, SB 154 revised the building-safety framework established by SB 4-D. It removed the automatic statewide 25-year trigger for buildings within three miles of a coastline, authorized local enforcement agencies to adopt a 25-year schedule when local conditions justify it, and clarified milestone-inspection and SIRS requirements.
- Limited milestone requirements to buildings that include residential condominium or cooperative ownership
- Replaced the fixed three-mile rule with local discretion based on environmental conditions
- Clarified the SIRS component list and removed floor and foundation as separate categories
- Preserved statutory notice, reporting, and professional-responsibility requirements
SIRS - Structural Integrity Reserve Studies
Covered residential condominium and cooperative associations must complete a Structural Integrity Reserve Study for each qualifying building at least every 10 years. A SIRS combines a visual inspection with remaining-useful-life, replacement-cost, and reserve-funding analysis. The study must be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst.
- Baseline deadline: December 31, 2025 for existing owner-controlled condominium associations; section 719.106 states December 31, 2024 for comparable cooperative associations
- Narrow simultaneous-completion option through December 31, 2026 when a qualifying milestone inspection is due by that date
- Eight categories: roof; structure; fire protection; plumbing; electrical; waterproofing and exterior painting; windows and exterior doors; and qualifying additional items
- 2026 catch-all threshold: more than $25,675 when failure would negatively affect a listed category
- Required funding generally cannot be waived or reduced by owner vote, subject to statutory exceptions and alternative funding methods
Milestone Inspections (SB 4-D / SB 154)
Under Florida Statute 553.899, qualifying residential condominium and cooperative buildings three habitable stories or taller must undergo a Phase 1 milestone inspection by December 31 of the year the building reaches 30 years of age, based on the certificate of occupancy date, and every 10 years thereafter. A local enforcement agency may adopt a 25-year schedule when local circumstances, including environmental conditions such as proximity to salt water, justify it. Florida law does not establish an automatic statewide distance-from-coast trigger. Phase 2 follows only when Phase 1 identifies substantial structural deterioration.
- Phase 1 required at 30 years under the statewide schedule
- Local agency may require 25 years based on local circumstances, not a fixed statewide distance
- Phase 2 triggered only if substantial deterioration found in Phase 1
- Reports submitted to local building official and association
- Non-compliance can trigger building official enforcement action
- Inspection must be performed by a licensed Florida engineer or architect
Primary sources reviewed July 15, 2026: Florida Statute 553.899, Florida Statute 718.112, Florida Statute 719.106, and DBPR inspection guidance. Informational only; exact requirements depend on the property and jurisdiction.
Talk to Your Board With Confidence
You have been in those meetings. The engineer hands over a 40-page report, and within five minutes a board member asks, "So what does this actually mean for us?" This guide was written to help you bridge that gap - to translate technical findings into clear, actionable language your board can act on without second-guessing.
How to Communicate Engineering Diagnostics to Your Board
A practical, plain-language guide for CAMs and association leadership. Built from real board presentations and decades of experience sitting across the table from volunteer board members trying to make million-dollar repair decisions.
- Translating engineering terminology into board-ready language
- Structuring the conversation: what to present first, second, and last
- Handling pushback on repair costs and reserve funding
- When to bring the engineer into the meeting (and when not to)
- Sample talking points for milestone inspection and SIRS results
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