SB 4-D Compliance for Tampa Bay Condos
Your complete guide to Florida's milestone inspection law. Understand your obligations, meet your deadlines, and partner with Tampa Bay's trusted remediation contractor.
What is SB 4-D? Understanding Florida's Condo Inspection Law
Senate Bill 4-D, passed in May 2022, is Florida's response to the tragic Champlain Towers South collapse in Surfside on June 24, 2021, which killed 98 people. Often called the "Surfside Law" or "Florida Building Safety Act," this legislation mandates regular structural inspections and reserve funding for condominium and cooperative buildings throughout the state.
The law was subsequently refined by SB 154 (2023) and HB 913 (2025) to address implementation challenges while maintaining the core safety requirements.
Which Buildings Are Affected?
Covered by SB 4-D
- • Residential condominiums 3+ habitable stories
- • Cooperative buildings 3+ habitable stories
- • Mixed-use buildings with residential units
- • Buildings with Certificate of Occupancy 30+ years ago
✗NOT Covered
- • Single-family homes
- • Buildings under 3 habitable stories
- • 2-4 unit buildings (unless 3+ stories)
- • Commercial-only buildings (different requirements)
The Two Key Requirements
Milestone Inspections
- • Required when building reaches 30 years old
- • Phase 1: Visual assessment by FL licensed engineer/architect
- • Phase 2: Triggered if Phase 1 finds potential issues
- • Repeat every 10 years thereafter
- • Results must be shared with all unit owners
SIRS (Reserve Study)
- • Structural Integrity Reserve Study required
- • Must cover 8 specific building components
- • Must be completed by December 31, 2025
- • Full reserve funding required starting 2026
- • No more waiving reserves for structural items
Tampa Bay Jurisdiction-Specific Requirements
Hillsborough County
Including Tampa, Temple Terrace, Plant City
Building Department Contact
Phone: (813) 272-5600
Building Division handles milestone compliance
Local Requirements
- • Standard 365-day remediation timeline applies
- • Permits through Hillsborough County Building Services
- • City of Tampa coordinates with county department
Extension Requests
Submit in writing to Building Official with documentation of good-faith efforts. Evaluated case-by-case.
Pinellas County
St. Petersburg, Clearwater, Beach Communities
Building Department Contact
Phone: (727) 464-3888
Building Services Division
Special Considerations
- • Highest condo density in Tampa Bay region
- • Many beach communities with older buildings
- • Coastal exposure accelerates deterioration
- • Some municipalities have additional requirements
Note on 25-Year Option
The original SB 4-D allowed 25-year triggers for coastal buildings. SB 154 removed this, standardizing at 30 years statewide.
City of Tampa
Development & Growth Management
Contact Information
Phone: (813) 274-8211
Construction Services Division
Historic District Considerations
Buildings in historic districts (Ybor City, Hyde Park, etc.) may have additional architectural review requirements for exterior remediation work. FCS has experience navigating historic preservation requirements.
Permitting
Tampa processes permits for remediation work. Our established relationships help expedite approval timelines.
Other Tampa Bay Municipalities
St. Pete, Clearwater, Largo, and more
FCS serves all Tampa Bay municipalities. Contact us for jurisdiction-specific guidance.
The Compliance Timeline: What You Need to Do Now
| Deadline | Requirement | Status |
|---|---|---|
| December 31, 2024 | Milestone inspection (buildings with CO before July 1992) | ✓ Passed |
| December 31, 2025 | SIRS completion for all 3+ story buildings | ⚠ Approaching |
| December 31, 2025 | Milestone inspection (CO July 1992 - December 1994) | ⚠ Approaching |
| January 1, 2026 | Full reserve funding begins (no more waivers) | ⚠ Approaching |
| December 31, 2026 | Coordinated SIRS/Milestone deadline (if electing coordination) | Extended Option |
| Ongoing | Milestone inspection when building reaches 30 years | Continuous |
2025 Action Items for Tampa Bay Condo Boards
- If SIRS not completed: Engage reserve study professional immediately
- If Phase 2 report received: Begin contractor selection process now
- Review current reserve funding and plan for January 2026 requirements
- Communicate with unit owners about potential special assessments
What Happens After Your Milestone Inspection?
Pass: No Significant Issues
Your Phase 1 inspection found no substantial structural deterioration.
- • 10-year inspection cycle resets
- • Continue regular maintenance
- • Update SIRS as needed
- • No remediation required at this time
Pass: Minor Recommendations
Phase 1 passed but engineer noted items for preventive maintenance.
- • No Phase 2 required
- • Address recommendations proactively
- • Budget for suggested repairs
- • May prevent future Phase 2 findings
Phase 2 Required
Phase 1 identified potential issues requiring deeper investigation.
- • Engineer conducts detailed assessment
- • May include destructive testing
- • Results determine remediation scope
- • Begin planning for potential repairs
Phase 2 Finds Deficiencies
Substantial structural deterioration documented. Remediation required.
- • 365-day clock starts upon report receipt
- • Must share report with all unit owners
- • Engage remediation contractor
- • FCS can help →
The 8 Required SIRS Components
Florida law mandates that your Structural Integrity Reserve Study include funding plans for these specific components. Reserves for these items can no longer be waived starting January 1, 2026.
Roof
Replacement and major repairs
Structural Systems
Load-bearing walls, foundations, floors
Fire Protection
Sprinklers, alarms, fireproofing
Plumbing
Main lines, risers, common piping
Electrical
Main panels, common area wiring
Waterproofing
Exterior painting and coatings
Windows & Doors
Common element windows, sliders
Items Over $25K
Any structural integrity items
FCS Handles Repairs for All 8 SIRS Components
From roof replacement to structural concrete restoration, we're your single-source remediation contractor for all SIRS-required repairs throughout Tampa Bay.
Discuss Your SIRS Repair NeedsKey Florida Statute References
F.S. 553.899 — Mandatory Structural Inspections
Establishes milestone inspection requirements, Phase 1/Phase 2 protocols, inspector qualifications, and remediation timelines.
View Full Statute →F.S. 718.112(2)(g) — Condominium Reserve Requirements
Defines SIRS requirements, the 8 required components, reserve funding mandates, and the end of reserve waivers for structural items.
View Full Statute →F.S. 718.113 — Maintenance, Repair, and Replacement
Outlines association responsibilities for common element maintenance, board authority for repairs, and special assessment procedures.
View Full Statute →DBPR Condo Reporting Portal
Florida Department of Business and Professional Regulation portal for condo association milestone inspection and SIRS reporting.
Access DBPR Portal →Partner with Florida Construction Specialists
When your milestone inspection identifies issues requiring remediation, FCS is the Tampa Bay contractor condo boards trust to get the job done right.
Commercial Expertise
20+ years specializing in large-scale commercial and multi-family construction. Not a residential handyman outfit.
Tampa Bay Local
Based in Ruskin, serving Hillsborough, Pinellas, and surrounding counties. We know local codes and building departments.
Fully Licensed & Bonded
Florida CGC license, 40+ years experience and in-house engineering, comprehensive insurance. Your association is protected.
Engineering Collaboration
We work with—not against—your milestone inspection engineer. Seamless coordination for better outcomes.
Occupied Building Experience
Dozens of completed projects in occupied condos. We minimize disruption while maintaining quality and timeline.
Full-Service Remediation
From concrete restoration to waterproofing to balcony reconstruction—one contractor for your entire project.
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Read MoreSB 4-D Compliance FAQs
Common questions from Tampa Bay condo boards about Florida's milestone inspection law
Start planning now. You have approximately one year before your milestone inspection is due. Use this time to select a qualified engineer, budget for the inspection ($10,000-$50,000 depending on building size), and begin building reserves for potential remediation. Don't wait until the deadline—engineering firms are experiencing significant backlogs, and early planning gives you more options.
Yes, Florida law allows associations to coordinate their Structural Integrity Reserve Study with their milestone inspection through December 31, 2026. This can be cost-effective since both assessments examine similar building components. However, your SIRS must still be completed—coordination just allows you to bundle the work with a single engineering firm and potentially reduce overall costs.
This is the reality many Tampa Bay associations are facing. Options include: phased remediation plans that address critical safety items first, special assessments (which can be spread over 1-2 years), bank loans to the association, or a combination of approaches. FCS works with associations to structure projects that address legal requirements while managing financial constraints. The key is having a documented plan showing good-faith progress.
Under Florida Statute 718.113, the board has authority to maintain and repair common elements without unit owner vote. However, funding remediation through special assessments may require owner approval depending on your bylaws and assessment amount. Most associations hold informational meetings to explain findings and costs, then proceed with board authorization for the work itself.
Transparency is essential. Best practices include: sharing the full Phase 2 inspection report with all owners, holding a town hall meeting to explain findings in plain language, providing detailed cost breakdowns and payment options, explaining the legal consequences of non-compliance, and giving owners adequate notice before assessments are due. FCS can assist with technical explanations at board or owner meetings.
A traditional reserve study covers all common element components and their replacement schedules. A Structural Integrity Reserve Study (SIRS) specifically focuses on eight structural components required by Florida law: roof, structural systems, fireproofing, plumbing, electrical, waterproofing/exterior painting, windows/doors, and any item over $25,000 affecting structural integrity. SIRS requires a licensed engineer or architect and mandates full funding—no more waiving reserves for these items.
Need Help with SB 4-D Compliance?
Florida Construction Specialists offers complimentary consultations for Tampa Bay condo associations navigating milestone inspection requirements. Let us review your situation and explain your options.