What is Florida SB 4-D?

Florida Senate Bill 4-D is the state law that established a mandatory structural milestone inspection for condominium and cooperative buildings three stories or higher. Enacted in May 2022 in response to the Champlain Towers South collapse of June 2021, the bill is codified at Florida Statute § 553.899 and amended several condominium-association provisions of Florida Statute § 718.112. SB 4-D requires that affected buildings undergo a Phase 1 visual structural inspection by a Florida-licensed Professional Engineer or Architect at the building's 30-year mark — or 25 years if the building is within three miles of the coast — and every ten years thereafter. SB 4-D also created the Structural Integrity Reserve Study (SIRS) requirement, which mandates that condominium associations maintain reserves for structural components according to a defined inspection-derived schedule. The law has been amended twice since enactment: Senate Bill 154 in 2023 and House Bill 913 in 2025.

When was SB 4-D enacted, and why?

Senate Bill 4-D was passed by the Florida Legislature on May 26, 2022 and signed into law shortly thereafter. The bill was the legislative response to the June 24, 2021 partial collapse of the Champlain Towers South condominium in Surfside, which killed 98 people. Investigations into the collapse identified long-standing structural deterioration that the building's existing recertification regime had not arrested. SB 4-D's stated purpose is to ensure that aging high-rise residential buildings in Florida remain structurally sound and safe for continued occupancy. The law applies statewide and operates on top of any existing local recertification ordinances, including Miami-Dade County's 40-Year Recertification program. Two amendments have followed: Senate Bill 154 in 2023, which clarified inspection scope and SIRS reserve options, and House Bill 913 in 2025, which extended the SIRS completion deadline by one year — to December 31, 2026.

Which buildings are subject to the milestone inspection?

Florida SB 4-D applies to condominium and cooperative buildings of three habitable stories or higher, as defined under the Florida Building Code. The first inspection is triggered at the building's 30-year mark — or 25 years if the building is within three miles of the coastline. Single-family homes, duplexes, and most low-rise multifamily buildings under three stories are not subject to the milestone-inspection requirement. The three-mile coastal trigger is significant for South Florida, where the majority of condominium stock lies within or close to the three-mile band — meaning the 25-year threshold applies broadly across Miami-Dade, Broward, and Palm Beach Counties. Once an initial milestone inspection is complete, the building enters a recurring ten-year reinspection cycle for the remainder of its life. Buildings governed only by a homeowners' association under Chapter 720 are not subject to SB 4-D, although local recertification ordinances may still apply.

What's the difference between Phase 1 and Phase 2?

A milestone inspection under SB 4-D occurs in two phases. Phase 1 is a visual structural assessment performed by a Florida-licensed Professional Engineer or Architect. The engineer walks the building's primary structural elements — load-bearing walls, foundation systems, floor and roof framing, balconies, stair towers, parking-garage structure — and produces a stamped written report. If Phase 1 identifies no substantial structural deterioration, the building's milestone inspection is complete for the cycle. If Phase 1 identifies substantial structural deterioration, the building enters Phase 2: a deeper investigation that may include destructive or nondestructive testing of the affected structural elements. Phase 2 is intended to confirm whether the building remains safe for its intended use and to recommend a specific repair program. The Phase 2 report establishes the scope that the building's restoration contractor will execute, under the engineer's continuing stamped direction.

What triggers a Phase 2 inspection?

Phase 2 is triggered when Phase 1 identifies “substantial structural deterioration” in the building's primary load-bearing or life-safety systems. The statute does not enumerate every possible finding — the determination rests with the inspecting engineer's professional judgment based on observed conditions: significant concrete spalling and rebar exposure, post-tension cable corrosion or breakage, structural cracking, balcony or cantilever-system distress, severe waterproofing failure causing structural impact, foundation settlement, or visible deformation in load-bearing walls or columns. Once Phase 2 is triggered, the engineer must complete the Phase 2 inspection within 180 days, although extensions are permitted when scope warrants. Phase 2 typically involves selective demolition for testing access, instrumented monitoring, and laboratory analysis of structural materials. CORE Builder Group supports the engineer's Phase 2 program with field access, controlled demolition, and shoring as required to enable safe testing.

What is the SIRS requirement, and how is it different from the milestone inspection?

The Structural Integrity Reserve Study, or SIRS, is a separate but related requirement created by SB 4-D and codified at Florida Statute § 718.112(2)(g). A SIRS is a financial planning study — performed by a licensed engineer, architect, or qualified inspector — that estimates the remaining useful life and replacement cost of the building's primary structural and life-safety components, including the roof, load-bearing walls, foundation, floor systems, fireproofing, and primary plumbing systems. The SIRS sets the schedule on which a condominium association must fund reserves for those components. Beginning January 1, 2026, condominium associations may no longer waive or reduce reserves for SIRS components. The milestone inspection assesses physical condition; the SIRS sets the funding plan to maintain that condition over time. Both requirements are recurring on a ten-year cycle, and the two studies may be coordinated and delivered together when their schedules align.

What's the 2026 deadline, and what changed under HB 913?

House Bill 913, enacted in 2025, extended the original SIRS completion deadline from December 31, 2025 to December 31, 2026. The extension applies to the initial SIRS — subsequent ten-year reinspection cycles run on their own schedule. HB 913 also permits associations whose milestone inspection is due on or before December 31, 2026 to coordinate the SIRS with the milestone inspection and submit them together; under no circumstances may the initial SIRS be completed after December 31, 2026. The 2026 deadline is the SB 4-D regime's first hard wall: associations that have not yet commissioned the SIRS — or that have commissioned but not yet completed it — face accelerated pressure as the year progresses. Reserve-funding obligations under the SIRS begin January 1, 2026, regardless of whether the SIRS itself is finalized by that date.

What happens if a condominium misses a milestone-inspection deadline?

The consequences of missing a SB 4-D deadline are layered. The local enforcement agency — typically the county or municipal building department — has authority to assess substantial daily fines, post the building under the local “unsafe structure” framework, refer the matter to a special magistrate or code-compliance board, and in extreme persistent non-compliance pursue an order to vacate. Insurance carriers routinely treat milestone-inspection non-compliance as a material risk, with consequences ranging from premium increases to non-renewal. Owners may bring derivative action against the association's board for breach of statutory duty. Resale and refinancing both become impaired: title and insurance underwriting reach for the inspection record. Property values in non-compliant buildings reliably soften relative to recertified peers. The cumulative effect is severe — and in every case the practical cost of missing the deadline is higher than the cost of meeting it on schedule.

How does SB 4-D relate to the Miami-Dade 40-Year Recertification?

The two regimes operate in parallel and apply independently. Miami-Dade County's 40-Year Recertification ordinance, codified at Code § 8-11(f) and in force since 1975, requires structural and electrical inspection at 40 years and every ten years thereafter. Broward County operates a substantially similar 40-year program. SB 4-D added a separate statewide milestone inspection at 30 years — or 25 years if within three miles of the coast — for condominium and cooperative buildings three stories or higher. A condo association in Miami-Dade or Broward can therefore receive notices under both regimes within the same ten-year window. The repair scopes that follow either inspection are similar — concrete restoration, post-tensioning, waterproofing, structural reinforcement — and a single restoration contractor can execute both. CORE Builder Group delivers the structural restoration scope under either trigger, on schedule, under the engineer's stamp, with residents in place.

Who pays for the milestone inspection and any repairs that follow?

For condominium associations, the inspection and any required repairs are funded through reserves, special assessments, or association financing. Florida Statute § 718.112(2)(g), as amended by SB 4-D, requires associations to maintain reserves for structural components on a SIRS-derived schedule — and from January 1, 2026 forward, those reserves may no longer be waived. For rental multifamily and commercial properties, the building owner funds the inspection and repairs directly. Cost recovery from a developer is generally limited by Florida's statute of repose. Boards facing a substantial repair scope have several practical options: phased delivery aligned with the 365-day repair-commencement window after Phase 2, association-level financing secured against assessment income, and lender-driven workouts when refinancing is on the table. The earlier the board commissions both the inspection and the contractor walk-through, the more options remain open.

§ Milestone Inspection

Florida SB 4-D &
Milestone Inspections.

After the Champlain Towers South collapse in 2021, the Florida Legislature passed Senate Bill 4-D — a statewide requirement that condominium and cooperative buildings three stories or higher undergo a structural milestone inspection at 30 years, or 25 years if within three miles of the coastline, with reinspection every ten years thereafter. The 2026 deadline year is the regime's first hard wall. CORE Builder Group delivers the structural restoration scope that follows the engineer's report — under the engineer's stamp, on schedule, with residents in place.

Request an assessment 40-Year Recertification

Reviewed by Ryan Perez, Managing Partner · Last reviewed April 30, 2026

Miami coastal high-rise district aerial — Florida SB 4-D milestone inspection · CORE Builder Group — Florida SB 4-D · Statewide milestone inspection regime →

§ Definition

Florida's milestone inspection — established by Senate Bill 4-D, enacted in May 2022 and codified at Florida Statute § 553.899 — is a state-mandated structural assessment of every condominium and cooperative building three habitable stories or higher. The inspection is triggered at the building's 30-year mark, or 25 years if the building is within three miles of the coastline, and recurs every ten years thereafter. The inspection is performed in two phases: Phase 1, a visual structural assessment by a Florida-licensed Professional Engineer or Architect; and Phase 2, a deeper investigation triggered when Phase 1 identifies substantial structural deterioration. SB 4-D was passed in response to the partial collapse of Champlain Towers South in Surfside on June 24, 2021. The same legislation established the Structural Integrity Reserve Study (SIRS) requirement under Florida Statute § 718.112(2)(g), which mandates that condominium associations fund reserves for structural components on a defined schedule. The 2026 deadline year — extended from 2025 by House Bill 913 — is the regime's first hard wall.

§ Two regimes

Florida SB 4-D and Miami-Dade's 40-Year Recertification are distinct regimes — many South Florida buildings are subject to both.

Miami-Dade County's 40-Year Recertification ordinance has been in force since 1975 (Code § 8-11(f)) and applies at 40 years with reinspection every ten years thereafter. Broward County operates a substantially similar 40-year program. Florida's milestone inspection added a parallel state-level requirement in 2022, triggered at 30 or 25 years, regardless of the local county program. A South Florida condominium can — and often does — face inspection notices under both regimes within the same ten-year window. The structural restoration scope that follows either inspection is similar: concrete spall repair, post-tensioning, waterproofing, structural reinforcement. CORE Builder Group delivers the restoration scope under either trigger.

Read about the Miami-Dade 40-Year Recertification →

§ How it works

How CORE delivers a milestone inspection repair scope.

Two state phases plus restoration — one accountable contractor — under the engineer's stamp from the Phase 1 report through local sign-off.

Phase 01
Engineer's Phase 1 report review
CORE reads every line of the Phase 1 inspection report, walks the building with the engineer of record, and translates the engineer's findings into a priced, sequenced restoration scope — including unit pricing for concrete repair quantities likely to surface during the work. The board receives one document: scope, sequence, and resident-impact plan in a format that supports a single board vote.
Phase 02
Phase 2 testing coordination (when triggered)
When Phase 1 identifies substantial structural deterioration, the building enters Phase 2: a deeper investigation through destructive or nondestructive testing, performed under the engineer of record's direction within the statutory 180-day Phase 2 window. CORE supports the engineer's Phase 2 program with field access, controlled selective demolition for testing, and shoring as required to enable safe access — and uses the Phase 2 findings to lock the final restoration scope and schedule.
Phase 03
Restoration execution
CORE's in-house crews perform concrete spall repair, rebar replacement, post-tensioning where applicable, balcony rebuilds, stair-tower restoration, waterproofing, and finish work — all under the engineer's stamped direction and on the schedule the board approved. Residents stay in place; common-area sequencing keeps the building operational from mobilization through final punch.
Phase 04
Re-inspection & local sign-off
The engineer of record re-inspects completed work at agreed milestones and upon final completion. CORE assembles the closeout binder — stamped repairs, warranties, photographic record, and engineer sign-off documentation — and coordinates the local enforcement agency submittal so the building closes the regulatory loop on schedule.

§ Recent work

Restoration scope CORE has delivered on real buildings.

Two are direct 40-year recertifications; two more demonstrate the kind of repair scope that follows a Phase 2 finding on other building types.

View the complete portfolio →

§ Continue reading

A board-member's 9-month checklist for preparing your inspection.

Month-by-month guide for South Florida condominium boards — engineer selection, member communication, scope review, financing options. Applies equally to milestone inspection prep.

Read article →

§ Frequently asked

Questions from boards and owners.

What is Florida SB 4-D?: Florida Senate Bill 4-D is the state law that established a mandatory structural milestone inspection for condominium and cooperative buildings three stories or higher. Enacted in May 2022 in response to the Champlain Towers South collapse of June 2021, the bill is codified at Florida Statute § 553.899 and amended several condominium-association provisions of Florida Statute § 718.112. SB 4-D requires that affected buildings undergo a Phase 1 visual structural inspection by a Florida-licensed Professional Engineer or Architect at the building's 30-year mark — or 25 years if the building is within three miles of the coast — and every ten years thereafter. SB 4-D also created the Structural Integrity Reserve Study (SIRS) requirement, which mandates that condominium associations maintain reserves for structural components according to a defined inspection-derived schedule. The law has been amended twice since enactment: Senate Bill 154 in 2023 and House Bill 913 in 2025.
When was SB 4-D enacted, and why?: Senate Bill 4-D was passed by the Florida Legislature on May 26, 2022 and signed into law shortly thereafter. The bill was the legislative response to the June 24, 2021 partial collapse of the Champlain Towers South condominium in Surfside, which killed 98 people. Investigations into the collapse identified long-standing structural deterioration that the building's existing recertification regime had not arrested. SB 4-D's stated purpose is to ensure that aging high-rise residential buildings in Florida remain structurally sound and safe for continued occupancy. The law applies statewide and operates on top of any existing local recertification ordinances, including Miami-Dade County's 40-Year Recertification program. Two amendments have followed: Senate Bill 154 in 2023, which clarified inspection scope and SIRS reserve options, and House Bill 913 in 2025, which extended the SIRS completion deadline by one year — to December 31, 2026.
Which buildings are subject to the milestone inspection?: Florida SB 4-D applies to condominium and cooperative buildings of three habitable stories or higher, as defined under the Florida Building Code. The first inspection is triggered at the building's 30-year mark — or 25 years if the building is within three miles of the coastline. Single-family homes, duplexes, and most low-rise multifamily buildings under three stories are not subject to the milestone-inspection requirement. The three-mile coastal trigger is significant for South Florida, where the majority of condominium stock lies within or close to the three-mile band — meaning the 25-year threshold applies broadly across Miami-Dade, Broward, and Palm Beach Counties. Once an initial milestone inspection is complete, the building enters a recurring ten-year reinspection cycle for the remainder of its life. Buildings governed only by a homeowners' association under Chapter 720 are not subject to SB 4-D, although local recertification ordinances may still apply.
What's the difference between Phase 1 and Phase 2?: A milestone inspection under SB 4-D occurs in two phases. Phase 1 is a visual structural assessment performed by a Florida-licensed Professional Engineer or Architect. The engineer walks the building's primary structural elements — load-bearing walls, foundation systems, floor and roof framing, balconies, stair towers, parking-garage structure — and produces a stamped written report. If Phase 1 identifies no substantial structural deterioration, the building's milestone inspection is complete for the cycle. If Phase 1 identifies substantial structural deterioration, the building enters Phase 2: a deeper investigation that may include destructive or nondestructive testing of the affected structural elements. Phase 2 is intended to confirm whether the building remains safe for its intended use and to recommend a specific repair program. The Phase 2 report establishes the scope that the building's restoration contractor will execute, under the engineer's continuing stamped direction.
What triggers a Phase 2 inspection?: Phase 2 is triggered when Phase 1 identifies “substantial structural deterioration” in the building's primary load-bearing or life-safety systems. The statute does not enumerate every possible finding — the determination rests with the inspecting engineer's professional judgment based on observed conditions: significant concrete spalling and rebar exposure, post-tension cable corrosion or breakage, structural cracking, balcony or cantilever-system distress, severe waterproofing failure causing structural impact, foundation settlement, or visible deformation in load-bearing walls or columns. Once Phase 2 is triggered, the engineer must complete the Phase 2 inspection within 180 days, although extensions are permitted when scope warrants. Phase 2 typically involves selective demolition for testing access, instrumented monitoring, and laboratory analysis of structural materials. CORE Builder Group supports the engineer's Phase 2 program with field access, controlled demolition, and shoring as required to enable safe testing.
What is the SIRS requirement, and how is it different from the milestone inspection?: The Structural Integrity Reserve Study, or SIRS, is a separate but related requirement created by SB 4-D and codified at Florida Statute § 718.112(2)(g). A SIRS is a financial planning study — performed by a licensed engineer, architect, or qualified inspector — that estimates the remaining useful life and replacement cost of the building's primary structural and life-safety components, including the roof, load-bearing walls, foundation, floor systems, fireproofing, and primary plumbing systems. The SIRS sets the schedule on which a condominium association must fund reserves for those components. Beginning January 1, 2026, condominium associations may no longer waive or reduce reserves for SIRS components. The milestone inspection assesses physical condition; the SIRS sets the funding plan to maintain that condition over time. Both requirements are recurring on a ten-year cycle, and the two studies may be coordinated and delivered together when their schedules align.
What's the 2026 deadline, and what changed under HB 913?: House Bill 913, enacted in 2025, extended the original SIRS completion deadline from December 31, 2025 to December 31, 2026. The extension applies to the initial SIRS — subsequent ten-year reinspection cycles run on their own schedule. HB 913 also permits associations whose milestone inspection is due on or before December 31, 2026 to coordinate the SIRS with the milestone inspection and submit them together; under no circumstances may the initial SIRS be completed after December 31, 2026. The 2026 deadline is the SB 4-D regime's first hard wall: associations that have not yet commissioned the SIRS — or that have commissioned but not yet completed it — face accelerated pressure as the year progresses. Reserve-funding obligations under the SIRS begin January 1, 2026, regardless of whether the SIRS itself is finalized by that date.
What happens if a condominium misses a milestone-inspection deadline?: The consequences of missing a SB 4-D deadline are layered. The local enforcement agency — typically the county or municipal building department — has authority to assess substantial daily fines, post the building under the local “unsafe structure” framework, refer the matter to a special magistrate or code-compliance board, and in extreme persistent non-compliance pursue an order to vacate. Insurance carriers routinely treat milestone-inspection non-compliance as a material risk, with consequences ranging from premium increases to non-renewal. Owners may bring derivative action against the association's board for breach of statutory duty. Resale and refinancing both become impaired: title and insurance underwriting reach for the inspection record. Property values in non-compliant buildings reliably soften relative to recertified peers. The cumulative effect is severe — and in every case the practical cost of missing the deadline is higher than the cost of meeting it on schedule.
How does SB 4-D relate to the Miami-Dade 40-Year Recertification?: The two regimes operate in parallel and apply independently. Miami-Dade County's 40-Year Recertification ordinance, codified at Code § 8-11(f) and in force since 1975, requires structural and electrical inspection at 40 years and every ten years thereafter. Broward County operates a substantially similar 40-year program. SB 4-D added a separate statewide milestone inspection at 30 years — or 25 years if within three miles of the coast — for condominium and cooperative buildings three stories or higher. A condo association in Miami-Dade or Broward can therefore receive notices under both regimes within the same ten-year window. The repair scopes that follow either inspection are similar — concrete restoration, post-tensioning, waterproofing, structural reinforcement — and a single restoration contractor can execute both. CORE Builder Group delivers the structural restoration scope under either trigger, on schedule, under the engineer's stamp, with residents in place.
Who pays for the milestone inspection and any repairs that follow?: For condominium associations, the inspection and any required repairs are funded through reserves, special assessments, or association financing. Florida Statute § 718.112(2)(g), as amended by SB 4-D, requires associations to maintain reserves for structural components on a SIRS-derived schedule — and from January 1, 2026 forward, those reserves may no longer be waived. For rental multifamily and commercial properties, the building owner funds the inspection and repairs directly. Cost recovery from a developer is generally limited by Florida's statute of repose. Boards facing a substantial repair scope have several practical options: phased delivery aligned with the 365-day repair-commencement window after Phase 2, association-level financing secured against assessment income, and lender-driven workouts when refinancing is on the table. The earlier the board commissions both the inspection and the contractor walk-through, the more options remain open.

§ Sources

Florida Statute § 553.899 — Mandatory structural inspections (milestone)www.flsenate.gov
Florida Senate Bill 4-D (2022) — full textwww.flsenate.gov
Florida Senate Bill 154 (2023) — milestone inspection amendmentswww.flsenate.gov
Florida House Bill 913 (2025) — SIRS deadline extensionwww.flsenate.gov
Florida Statute § 718.112 — Condominium operations & SIRSwww.flsenate.gov
DBPR Condominium Information & Resources — Inspectionscondos.myfloridalicense.com
Miami-Dade Building Department — 40-Year Recertification programwww.miamidade.gov

This article is for general information about Florida and Miami-Dade building regulations and does not constitute legal or engineering advice. Building owners should engage a Florida-licensed Professional Engineer or Architect and consult their municipal building department for project-specific guidance. Statutes and code requirements change — verify current law and local municipal amendments before acting.

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Florida SB 4-D &
Milestone Inspections.

How CORE delivers a milestone inspection repair scope.

Engineer's Phase 1 report review

Phase 2 testing coordination (when triggered)

Restoration execution

Re-inspection & local sign-off

Restoration scope CORE has delivered on real buildings.

Parker Dorado — 40-Year Recert. & Hallway Beautification

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Rosenstiel School of Marine & Atmospheric Science

Questions from boards and owners.

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Plantation→

Weston→

Florida SB 4-D &Milestone Inspections.

How CORE delivers a milestone inspection repair scope.

Engineer's Phase 1 report review

Phase 2 testing coordination (when triggered)

Restoration execution

Re-inspection & local sign-off

Restoration scope CORE has delivered on real buildings.

Parker Dorado — 40-Year Recert. & Hallway Beautification

Green Briar West Apartments

Ft. Lauderdale International Airport

Rosenstiel School of Marine & Atmospheric Science

Questions from boards and owners.

Milestone inspection coverage by city.

Miami Beach→

Bal Harbour→

Sunny Isles Beach→

Aventura→

Hallandale Beach→

Hollywood→

Fort Lauderdale→

Pompano Beach→

Boca Raton→

Palm Beach→

Singer Island→

Key Biscayne→

Brickell→

Coconut Grove→

Deerfield Beach→

Delray Beach→

Boynton Beach→

Stuart→

Jupiter→

Coral Gables→

Pinecrest→

Doral→

Plantation→

Weston→

Florida SB 4-D &
Milestone Inspections.