Buying or owning a condo in Edgewater means staying on top of three programs that directly affect safety, timelines and costs: Florida’s milestone inspections, Structural Integrity Reserve Studies, and Miami‑Dade’s building recertification. It can feel like alphabet soup when you just want a clear answer on what to do next. This guide breaks down what each requirement means, who it applies to, key deadlines in the City of Miami, and what to check before you buy into a building. Let’s dive in.
What each program means
Milestone inspection (FS 553.899)
A milestone inspection checks for substantial structural deterioration in condo and co‑op buildings that are three habitable stories or taller. Phase 1 is a visual assessment by a Florida‑licensed engineer or architect. If that phase finds issues, Phase 2 involves more detailed testing and repair recommendations. Phase 1 must be completed within 180 days of local notice, and if Phase 2 finds repairs are needed, they must be scheduled or started within 365 days of the local agency receiving the Phase‑2 report. See the statute for full details in FS 553.899.
Structural Integrity Reserve Study (SIRS)
A SIRS is a visual review plus a funding plan for major structural and life‑safety components. It estimates useful life and costs for items like the roof, primary structural members, fire protection, plumbing, electrical, waterproofing and exterior paint, and windows and doors. Florida requires a SIRS every 10 years for applicable condo buildings. For many associations that existed on or before July 1, 2022, the initial deadline was extended to December 31, 2025, with limited coordination allowed through December 31, 2026 if a milestone is due in that period. See FS 718.112 and the state’s DBPR SIRS guidance and reporting portal.
Miami‑Dade building recertification
Miami‑Dade’s program is separate from state milestone and SIRS rules. It requires structural and electrical recertification on a schedule administered by municipalities like the City of Miami. Many buildings are now reviewed at 30 years of age, with a 25‑year option for certain coastal buildings. After the City sends a Notice of Required Recertification, you usually have 90 days to submit sealed structural and electrical reports. If repairs are required, Miami‑Dade code typically gives 150 days to complete indicated work. See the County’s overview and code at the recertification program page and County Code Section 8‑11(f). City of Miami details and contacts for Edgewater buildings are on the City’s Unsafe Structures and Recertification page.
Who must comply in Edgewater
Milestone inspections and SIRS apply to condominium and cooperative buildings that are three habitable stories or taller. The County recertification program applies based on building type and age under Miami‑Dade rules and is administered by the City of Miami for Edgewater addresses. Check the statute and local portals to confirm your building’s status under FS 553.899.
Key Edgewater timelines at a glance
- Milestone inspection: Initial milestone is due by December 31 of the year the building turns 30, then every 10 years. Phase 1 must be completed within 180 days of local notice. Repairs from a Phase‑2 report must be scheduled or started within 365 days after the local agency receives the report. Reference FS 553.899.
- SIRS: For many existing associations, the initial SIRS must be completed by December 31, 2025. If your building must complete a milestone on or before December 31, 2026, you may complete the SIRS at the same time, but not after December 31, 2026. Within 45 days of completing the SIRS, you must notify owners and file the SIRS reporting form with the state via the DBPR portal. See FS 718.112.
- Miami‑Dade recertification: Submit sealed structural and electrical reports within 90 days of the municipal notice. If repairs are required, plan for a typical 150‑day window to complete work per County code. See the recertification program page and Section 8‑11(f).
How these programs interact
Milestone and SIRS serve different needs. Milestone focuses on current structural safety. SIRS focuses on long‑term funding for major components. The County recertification program is a separate municipal process that includes structural and electrical reviews. Florida law allows a properly conducted milestone inspection to satisfy the visual portion of a SIRS if it meets the SIRS visual requirements, which is why many associations coordinate both to save time and disruption. Practical tip: you may handle all three in the same planning window, but each has its own filings and recipients.
What to check before you buy in Edgewater
- Request copies of the most recent milestone report, any Phase‑2 findings, the current SIRS, and the latest recertification reports from the association.
- Verify the building’s filings in the DBPR SIRS reporting database and search the Miami‑Dade Recertification Portal for cases tied to the address.
- Ask whether repairs are underway, what the repair timeline is, and how the work is being funded. Clarify any special assessments, loans, or reserve changes that could affect your monthly costs.
- Confirm that ownership received required notices within 45 days of SIRS completion and that budgets reflect SIRS recommendations per Chapter 718.
Budget impact and 2025 funding options
Recent changes in 2025 give boards more tools to manage costs. The law extended the initial SIRS deadline for many associations to December 31, 2025, allowed limited coordination with milestones through 2026, and added options to fund SIRS items with regular assessments, special assessments, loans, or lines of credit. In limited cases after a milestone inspection, associations may pause reserve contributions for up to two consecutive budgets. The law also raised the threshold for SIRS‑covered items and added conflict‑of‑interest disclosures for professionals. Review the updates in the Governor’s 2025 summary of HB 913. In practice, older high‑rise buildings in South Florida are often identifying significant exterior and structural repairs, which can lead to near‑term assessments. Pair your budget planning with a clear construction schedule and communication plan to reduce surprises.
How to verify a building’s status
- SIRS completion and reporting: Check the state’s DBPR SIRS portal.
- Miami‑Dade recertification cases: Search the County’s Recertification Portal by address.
- Local process questions: See the City of Miami recertification page. The City’s listed contact for recert matters is [email protected].
Risks if you ignore requirements
Not filing required municipal recertification reports can lead to notices of violation, unsafe postings, referral to the Unsafe Structures Board, fines, or in extreme cases orders to vacate. Miami‑Dade outlines enforcement in Section 8‑5 of the County Code. For SIRS noncompliance, officers and directors who willfully and knowingly fail to complete required studies may be in breach of fiduciary duty under Chapter 718. Take notices seriously and keep your documentation organized.
Action plan for Edgewater boards and owners
- Confirm your building’s certificate of occupancy date and determine which deadlines apply this year under FS 553.899.
- Line up a Florida‑licensed engineer or architect early to scope a Phase 1 milestone and to coordinate the SIRS visual work. If combining efforts, ensure the milestone meets the SIRS visual requirements.
- Create your DBPR account and prepare to file the SIRS reporting form within 45 days of completion using the DBPR portal.
- Build a budget and communication plan that reflects SIRS findings and HB 913 options. Include timing, funding source, and owner notices.
- Track your City of Miami recertification timeline. Submit sealed reports within 90 days of notice and plan for the typical 150‑day repair window. Use the County program page and City page for local instructions.
Buying, selling or investing in Edgewater condos is easier when you know where each building stands. If you want a clear read on inspection timelines, budget exposure, and next steps before you move forward, connect with The Kotelsky Group for local guidance and investor‑minded strategy.
FAQs
What is a milestone inspection for Edgewater condos?
- Florida’s milestone is a two‑phase structural inspection for condo and co‑op buildings three stories or taller, with Phase 1 due within 180 days of notice and repairs from Phase 2 scheduled or started within 365 days per FS 553.899.
When is the first SIRS due for a Miami condo association?
- For many associations existing on or before July 1, 2022, the initial SIRS is due by December 31, 2025, with limited coordination allowed through December 31, 2026 if a milestone is due, and owners must be notified plus DBPR reported within 45 days via the DBPR portal.
How fast must you act after a City of Miami recertification notice?
- You typically have 90 days to submit sealed structural and electrical reports, and if repairs are required the County code often allows 150 days to complete work per the recertification program and Section 8‑11(f).
Can a milestone inspection satisfy the SIRS visual requirement in Florida?
- Yes, if the milestone inspection is performed on or before the SIRS and meets the SIRS visual scope, it can be used for that portion; many associations coordinate the two to reduce duplication, as discussed by industry guidance such as FPAT’s overview.
Where can you check an Edgewater building’s recertification status?
- Use the Miami‑Dade Recertification Portal to search by address, and review City of Miami instructions on the Unsafe Structures page.
What are the penalties for not complying with SIRS or recertification?
- Miami‑Dade can issue violations, post buildings unsafe, levy fines, or order vacates under Section 8‑5, and officers who knowingly fail to complete a required SIRS may breach fiduciary duty under Chapter 718.
