SIRS & Milestone Inspections — What PCB Condo Buyers Must Know

In the aftermath of the Champlain Towers collapse in Surfside, Florida passed Senate Bill 4-D, which created two separate requirements that are often referred to as one. The first is a milestone structural inspection, required for any condominium building that is 3 stories or taller and has reached 30 years of age (25 years if within 3 miles of the coastline). The second is a Structural Integrity Reserve Study (SIRS) — not an inspection, but a reserve study that sets how much the association must hold for major structural components.

In Panama City Beach, that 3-mile coastal threshold covers virtually every condo building on the beach and most inland complexes. If you’re buying in a building built before roughly 2001, the inspection is either already required, in progress, or overdue.

What the Inspection Covers

A milestone inspection is a visual and structural assessment performed by a licensed engineer or architect. It evaluates:

• Load-bearing walls and structural frames
• Concrete condition (spalling, exposed rebar, corrosion — common in saltwater environments)
• Balcony and walkway structural integrity
• Roofing systems
• Waterproofing and exterior envelope
• Parking structures and foundations

The engineer classifies findings by severity, and the association must fund repairs through reserves or assessments.

How SIRS Affects Your Purchase

As a buyer, SIRS changes three things:

1. Building value: A building that passed its milestone inspection with clean findings is more attractive to buyers and lenders. A building with significant findings — or one that hasn’t completed the inspection yet — carries uncertainty that suppresses prices.
2. Reserve requirements: As of December 31, 2024, associations can no longer vote to waive reserve funding for SIRS structural components. HB 913 (2025) added flexibility — boards can use credit lines and phased funding, and may pause certain SIRS funding under specific conditions tied to funding Milestone-recommended repairs — but the obligation to fund is mandatory. Buildings that had been waiving reserves are now facing HOA fee increases to catch up.
3. Lender requirements: Many lenders now require proof of SIRS compliance or a timeline for completion before approving condo loans. Buildings that are non-compliant may only qualify for portfolio or cash purchases.

Which PCB Buildings Are Affected

All gulf-front condos on PCB are within 3 miles of salt water, so the 25-year coastal Milestone trigger applies (not the 30-year inland threshold). Buildings from the mid-2000s are approaching that threshold now; older towers are already past it. No association reliably discloses a completed SIRS report, reserve balance, or percent-funded figure to the public — this information has to be obtained directly through the seller, association manager, or estoppel package.

What to Ask Before Buying

1. Has the building completed its milestone inspection? If so, request a copy of the engineering report.
2. Were any critical or significant findings identified?
3. Has the association funded the required repairs? Through reserves or a special assessment?
4. If the inspection hasn’t been completed, what is the timeline? Is the association in compliance with the deadline?
5. Has the SIRS resulted in any changes to HOA fees or reserve contributions?

Key Takeaways

• SIRS affects virtually every PCB condo building 3+ stories. The Milestone Inspection trigger is 25 years for coastal buildings within 3 miles of salt water (Fla. Stat. § 553.899(3)(b))
• A clean inspection report is a green light — it means the building is structurally sound and properly funded
• Outstanding or failed inspections mean uncertainty — possible assessments, lender restrictions, and resale challenges
• Ask for the engineering report before making an offer, not after
• SIRS is reshaping PCB condo values — well-maintained buildings are separating from deferred-maintenance buildings