Florida's SB 4-D milestone inspection applies statewide, but its 25-year coastal trigger hits Broward County's condominium inventory with particular force. The three-mile coastal band that accelerates the inspection from 30 years to 25 years covers virtually the entire eastern edge of the county — from Hallandale Beach at the Miami-Dade line north through Hollywood, Dania Beach, Fort Lauderdale, Lauderdale-by-the-Sea, Pompano Beach, and Deerfield Beach to the Palm Beach County line. Any condominium or cooperative building of three stories or higher in that corridor that reached its 25th birthday on or before December 31, 2024 was required to have its Phase 1 milestone inspection completed by year-end 2024. Buildings reaching 25 years in 2025 and 2026 are due now.
The three-mile coastal trigger and what it means for Broward buildings
Florida Statute § 553.899, enacted by SB 4-D in 2022, requires the first milestone inspection at 30 years for most buildings — but at 25 years for any building within three miles of the coastline. In Broward County, that threshold encompasses not just oceanfront towers but the majority of buildings within a mile or more of the Intracoastal Waterway. A building completed in 1999 — still relatively modern-looking by any measure — passed its SB 4-D inspection threshold in 2024. One completed in 2001 hits the window in 2026. Boards whose buildings were constructed between 1996 and 2004 are either past due or entering the inspection window right now and should have a licensed structural engineer retained for the Phase 1 inspection.
Broward County's building safety inspection requirements
Following the June 2021 Champlain Towers South collapse in Surfside, Broward County adopted its own building safety inspection requirements for older structures — a county-level framework that runs alongside (not instead of) the statewide SB 4-D mandate. The county's requirements and applicable deadlines vary by building age and municipality. Boards in Broward County should confirm which county-level requirements apply to their specific building with a Florida-licensed structural engineer or an attorney familiar with local ordinances — the state and county frameworks can generate overlapping inspection obligations for buildings in the oldest segments of Broward's coastal inventory.
The December 31, 2026 SIRS deadline
House Bill 913 extended the original Structural Integrity Reserve Study deadline from December 31, 2025 to December 31, 2026. Reserve-funding obligations under the SIRS — meaning the association may no longer waive or reduce reserves for structural components — began January 1, 2026 regardless of whether the SIRS itself was complete. Broward condominium associations that have not yet commissioned a SIRS are now operating in a reserve-funding obligation with no finalized funding schedule behind it. The SIRS must be completed and the reserve schedule established before December 31, 2026 — no further extensions have been enacted.
Where Broward boards should be right now
- If the building is 25 years or older and within three miles of the coast: Phase 1 milestone inspection should be commissioned or already completed
- If Phase 1 returned a finding of substantial structural deterioration: Phase 2 should be underway and a restoration contractor should be engaged for pre-scope review
- If Phase 1 was clean: the SIRS should be commissioned and in progress, with a reserve schedule to be established before December 31, 2026
- If the board has not yet determined whether the 25-year or 30-year threshold applies to the building: a licensed structural engineer can confirm the building's coastal-threshold status in the first conversation
- If the board does not yet have a structural engineer retained: this is the most urgent action — the Phase 1 inspection cannot be performed without one
What CORE does in Broward County
CORE Builder Group delivers structural restoration — concrete repair, post-tensioning, balcony rebuilds, waterproofing — across Broward County's coastal condo corridor. We work under the direction of your structural engineer of record, or we can connect the project with our panel of partner engineers so the board has a single point of contact from first call through final closeout. We have delivered restoration scope in Hallandale Beach, Hollywood, Fort Lauderdale, Pompano Beach, and Deerfield Beach, and we understand the permitting and inspection requirements in each municipality.