Local 25-year requirement
Has your local enforcement agency adopted a 25-year requirement for buildings near salt water? Choose No if you are not sure; the 30-year trigger applies.
Prior milestone inspection on file
10-year recertification cycle applies to subsequent inspections
Proximity to salt water does not shorten the deadline by itself. Under F.S. § 553.899(3)(b), the local enforcement agency may determine that local circumstances, including proximity to salt water, require the inspection at 25 years instead of 30. Ask your building department whether it has adopted that requirement.
Milestone inspection status
Inspection required
A 4-story building aged 32 years meets the 30-year threshold under F.S. § 553.899(3)(a).
F.S. § 553.899 requires milestone inspections for residential condominium and cooperative buildings of three or more habitable stories, by December 31 of the year the building reaches 30 years of age and every 10 years after that. Buildings that reached 30 before July 1, 2022 had until December 31, 2024; buildings that reached 30 between July 1, 2022 and December 31, 2024 had until December 31, 2025. A local enforcement agency may require the inspection at 25 years based on local circumstances such as proximity to salt water (§ 553.899(3)(b)).
Phase 1, Phase 2 & SIRS ranges
Based on 60 units, 4 stories
| Service | Total range | Per unit |
|---|---|---|
| Phase 1: Visual inspection | $4,480–$8,288 | $75–$138 |
| Phase 2: Structural investigation (if triggered) | $16,800–$60,000 | $280–$1,000 |
| SIRS: Structural Integrity Reserve Study | $3,600–$5,800 | $60–$97 |
Scenario totals
Scenario A: Phase 1 + SIRS only
No structural concerns found in Phase 1 (best case, ~50–65% of buildings)
$8,080–$14,088
$135–$235 per unit
Scenario B: Phase 1 + Phase 2 + SIRS
Phase 1 triggers a Phase 2 structural investigation (~35–50% of buildings)
$24,880–$74,088
$415–$1,235 per unit
These are rough industry estimates (2024). Actual costs depend on the specific engineering firm, local market, building complexity, and scope of any structural concerns found in Phase 1. Get multiple quotes from licensed structural engineers before budgeting.
Compare real costs with Florida boards and managers in the Common Area.
Ask the Common AreaThis tool provides estimates for planning purposes only. Eligibility depends on the precise definition of “habitable stories” under F.S. § 553.899 and the Florida Building Code, which may differ from colloquial usage, and on whether your local enforcement agency has adopted the 25-year requirement in § 553.899(3)(b). Cost ranges reflect 2024 market conditions and will vary. Consult a licensed structural engineer or your association attorney to confirm your building’s obligations before making compliance or budget decisions. This is not legal, engineering, or financial advice.