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
Three pieces of legislation now define your compliance calendar. If you manage or sit on the board of a condominium building three stories or taller, every one of these applies to you. Here is what each requires, when the deadlines hit, and what happens if you are not ready.
SB 154 (2024 Amendments)
SB 154 refined and extended the building safety framework originally established by SB 4-D in 2022. It adjusted milestone inspection timelines, clarified SIRS funding requirements, and added new provisions for associations dealing with deferred maintenance on aging structures. If you thought you had breathing room after SB 4-D, this bill recalibrated the clock.
- Applies to condominium and cooperative buildings 3+ stories
- Refined Phase 1 and Phase 2 milestone inspection triggers
- Added allowances for reserve funding phase-in schedules
- Tightened reporting requirements for associations and engineers
SIRS - Structural Integrity Reserve Studies
Florida law now requires every condominium association with buildings three stories or higher to complete a Structural Integrity Reserve Study. The SIRS goes well beyond a traditional reserve study. It mandates a licensed engineer or architect inspect and estimate the remaining useful life and replacement cost of specific structural components - and associations must fund reserves based on those findings. No more waiving reserves for structural items.
- Required for buildings 3+ stories by December 31, 2025
- Covers: roof, load-bearing walls, foundation, floor, plumbing, electrical, waterproofing, windows, and any item with deferred maintenance creating a safety concern
- Must be conducted by a licensed engineer or architect
- Reserve funding for SIRS components cannot be waived or reduced by owner vote
Milestone Inspections (SB 4-D / SB 154)
Milestone inspections are the structural check-up that Florida now requires for aging buildings. When a condominium or cooperative building reaches 30 years of age (or 25 years if located within 3 miles of the coastline), the association must have a licensed engineer or architect perform a Phase 1 visual inspection. If that inspection identifies substantial structural deterioration, a Phase 2 inspection with testing follows. These are not optional, and local building officials are tracking compliance.
- Phase 1 required at 30 years (25 years within 3 miles of coast)
- 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
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
Your guide is downloading now. If it did not start automatically, click here to download.
Free PDF Guide - 12 Pages