What buildings are subject to SB4-D milestone inspections?

Any residential condominium or cooperative building that is 3 or more stories and 30 years old or older (25 years if within 3 miles of the coast). This applies regardless of whether the building is insured or participates in the National Flood Insurance Program.

What is a SIRS and why is it required?

A Structural Integrity Reserve Study (SIRS) is a comprehensive assessment of a building's structural components and their remaining useful life. It determines how much money should be set aside in reserves to fund necessary repairs. Under SB4-D, condo associations can no longer waive or reduce funding for structural reserves.

Who can perform milestone inspections?

Milestone inspections must be performed by a licensed Florida architect or engineer with experience in structural engineering. The inspector must carry appropriate insurance and provide certification of findings to both the association and local building official.

What happens if we miss the compliance deadline?

Failure to complete required inspections by the deadline can result in penalties from local building officials, potential legal liability for board members, inability to sell units (as inspections are now part of disclosure requirements), and possible insurance issues.

How much does SB4-D compliance typically cost?

Phase 1 inspections typically range from $5,000-$20,000 depending on building size. Phase 2, if required, can cost $15,000-$50,000+. SIRS studies range from $10,000-$30,000. Remediation costs vary dramatically based on findings—from minor repairs to millions for major structural work.

Can we phase remediation work to manage costs?

Yes, but within limits. The Phase 2 inspection report will specify remediation timelines based on safety priority. Critical safety issues must be addressed immediately, while other repairs may be phased over several years. Your engineer will establish appropriate timelines.

What buildings are subject to SB4-D milestone inspections?

Any residential condominium or cooperative building that is 3 or more stories and 30 years old or older (25 years if within 3 miles of the coast). This applies regardless of whether the building is insured or participates in the National Flood Insurance Program.

What is a SIRS and why is it required?

A Structural Integrity Reserve Study (SIRS) is a comprehensive assessment of a building's structural components and their remaining useful life. It determines how much money should be set aside in reserves to fund necessary repairs. Under SB4-D, condo associations can no longer waive or reduce funding for structural reserves.

Who can perform milestone inspections?

Milestone inspections must be performed by a licensed Florida architect or engineer with experience in structural engineering. The inspector must carry appropriate insurance and provide certification of findings to both the association and local building official.

What happens if we miss the compliance deadline?

Failure to complete required inspections by the deadline can result in penalties from local building officials, potential legal liability for board members, inability to sell units (as inspections are now part of disclosure requirements), and possible insurance issues.

How much does SB4-D compliance typically cost?

Phase 1 inspections typically range from $5,000-$20,000 depending on building size. Phase 2, if required, can cost $15,000-$50,000+. SIRS studies range from $10,000-$30,000. Remediation costs vary dramatically based on findings—from minor repairs to millions for major structural work.

Can we phase remediation work to manage costs?

Yes, but within limits. The Phase 2 inspection report will specify remediation timelines based on safety priority. Critical safety issues must be addressed immediately, while other repairs may be phased over several years. Your engineer will establish appropriate timelines.

Back to Commercial Services

SB4-D Deadlines Are Here — Many Buildings Must Comply by December 31, 2024

CONDO COMPLIANCE GUIDE

Florida SB4-D Compliance Guide: What Every Condo Association Must Know

The Florida Building Safety Act (SB4-D) mandates milestone inspections and structural reserve studies for condominiums. Non-compliance exposes boards to liability. This guide explains every requirement Tampa Bay associations must meet.

Request Compliance Assessment (813) 420-7561

What is Florida SB4-D?

Senate Bill 4-D (SB4-D), also known as the Florida Building Safety Act, was passed in May 2022 in response to the Champlain Towers South collapse in Surfside. It establishes mandatory structural inspection and reserve funding requirements for condominium and cooperative buildings.

Key Requirements:

Milestone Inspections: Structural inspections for buildings 30+ years old (25+ within 3 miles of coast)
SIRS Requirements: Structural Integrity Reserve Studies to plan and fund repairs
No Reserve Waivers: Associations can no longer vote to waive structural reserves
Disclosure Requirements: Inspection reports must be disclosed during unit sales

SB4-D Compliance Deadlines

Phase 1 Milestone Inspection (Coastal 30+ years)

Buildings within 3 miles of coast, 3+ stories, 30+ years old

December 31, 2024

Phase 1 Milestone Inspection (Inland 30+ years)

Buildings more than 3 miles from coast, 3+ stories, 30+ years old

December 31, 2025

SIRS (Structural Integrity Reserve Study)

All condos with 3+ stories must complete initial SIRS

December 31, 2024

Reserve Funding Must Begin

No more waiving reserves for structural components

January 1, 2025

Buildings 25-30 Years Old

Must complete milestone inspection by 30th anniversary

When building turns 30

Milestone Inspection Process

Phase 1

Visual Inspection

Licensed engineer or architect conducts visual examination of structural components

Deliverable: Written report identifying signs of substantial structural deterioration

Timeline: Typically 2-4 weeks

Outcome: If no issues found, building passes. If issues found, Phase 2 required.

Phase 2

In-Depth Assessment

Comprehensive inspection including testing if structural concerns identified in Phase 1

Deliverable: Detailed report with specific findings, recommendations, and remediation timeline

Timeline: 180 days from Phase 1 completion

Outcome: Must complete recommended repairs within specified timeframe

SIRS: What's Included in the Reserve Study?

The Structural Integrity Reserve Study must assess the following building components and determine funding requirements for their maintenance and replacement:

Structural Elements

Roof
Load-bearing walls
Foundation
Floor structures
Columns
Beams

Building Envelope

Fireproofing
Plumbing
Electrical systems
Waterproofing
Exterior painting
Windows

Common Areas

Balconies
Walkways
Parking structures
Elevators
Pool/recreational facilities

How FCS Helps with SB4-D Compliance

Florida Construction Specialists partners with condo associations throughout Tampa Bay to navigate SB4-D compliance and complete required remediation work.

Coordination with licensed structural engineers for inspections

Review and interpretation of inspection reports

Remediation planning and budgeting

Prioritized repair scheduling to minimize resident disruption

Quality construction of all structural repairs

Documentation for association records and insurance

Ongoing maintenance planning post-remediation

Request a Compliance Assessment

Don't wait for deadlines to approach. Contact FCS for a comprehensive SB4-D compliance assessment for your condominium association.

Schedule Assessment Call (813) 420-7561

Frequently Asked Questions

SB4-D Compliance Deadlines Are Here

Don't risk non-compliance. FCS helps Tampa Bay condo associations meet SB4-D requirements and complete necessary structural repairs.

Schedule Compliance Consultation

Explore Our Services

Residential Construction Services Balcony Reconstruction SB4-D Compliance Exterior Waterproofing Schedule a Consultation