Building
Ask whether the building is three stories or higher
Florida's condo reserve-study rule points at residential condo buildings with three habitable stories or more. Start with the building, not just the unit.
Florida Statutes 718.112
Florida condo checks
Before the view sells you, read the building file.
A Florida condo is not just a unit. It is also a building, an association, a reserve plan, an insurance picture, and a local inspection path.
First pass
Ask building questions before unit questions.
Milestone
Ask whether the local building office has sent notice
The milestone inspection path runs through the local enforcement agency. If notice has arrived, dates and reports matter fast.
Florida Statutes 553.899SIRS
Read the reserve study before you read the dues
A Structural Integrity Reserve Study, often shortened to SIRS, is about future repair money for major building parts. A low monthly fee does not answer that by itself.
DBPR SIRS reportingBuyer file
Get the sale documents before the clock is tight
Florida condo sales can involve disclosures, association documents, budgets, rules, and inspection or reserve-study statements. Read them while you can still ask calm questions.
Florida Statutes 718.503Easy trap
Milestone and SIRS are not the same thing.
One is an inspection path tied to building safety. The other is a reserve study tied to money for future building work.
Easy trap
Monthly dues are only the first number.
A condo can have monthly fees, reserves, special assessments, insurance changes, repair projects, and local inspection deadlines.
Easy trap
The local office still matters.
DBPR and state law give the broad frame. The local building department is often where milestone notices and building-specific timing show up.
Neighbor answer
The real question is what the building will need next.
Before you focus on paint, view, or furniture, ask for the building age, story count, milestone status, reserve-study status, budget, insurance picture, and any special assessment talk. If something sounds legal, expensive, or urgent, bring in a Florida condo lawyer or other qualified professional before the deadline passes.
Official checks
Sources used for this page
Last checked June 29, 2026. Use DBPR, Florida Statutes, association records, the local building department, your contract, and a qualified Florida professional before you rely on a condo inspection, reserve, or disclosure answer.
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