SB4-D Compliance for Tampa Bay Condominiums

SB4-D refers to Florida Senate Bill 4-D, passed in 2022 following the Champlain Towers collapse in Surfside. It requires condominium and cooperative buildings three stories or higher to undergo milestone structural inspections at 30 years of age, or 25 years if located within three miles of the coastline. The law also mandates Structural Integrity Reserve Studies (SIRS) for these buildings and prohibits associations from waiving or reducing reserve contributions for critical structural components. SB4-D was later amended by HB 913 in 2025, which introduced additional requirements including baseline funding plans and enhanced reporting to DBPR.

Yes. The December 31, 2024 deadline for buildings with certificates of occupancy issued before July 1, 1992 has passed. The December 31, 2025 deadline for SIRS completion and for buildings with certificates of occupancy between July 1992 and December 1994 has also passed. If your building falls into either category and has not completed these requirements, you are currently non-compliant. The next major deadline is December 31, 2026 for the coordinated SIRS and milestone inspection cycle. Buildings that have not yet begun the compliance process face escalating exposure to insurance non-renewal, lending restrictions, and code enforcement action.

Non-compliance with SB4-D creates several escalating consequences. Insurance carriers may decline to renew coverage or significantly increase premiums, making the building effectively uninsurable. Mortgage lenders may refuse to finance or refinance unit purchases, depressing property values across the entire building. Local building departments can issue code violations and pursue unsafe building proceedings. Association board members may face personal liability for failing to meet their fiduciary duty. Additionally, the longer remediation is deferred, the more structural deterioration progresses and the more expensive repairs become. Early action limits both legal exposure and construction costs.

Florida Construction Specialists works alongside licensed structural engineers throughout the milestone inspection and remediation process. While the inspections themselves must be performed by a licensed Professional Engineer or architect under Florida law, FCS provides construction expertise during the assessment phase to help scope remediation options before the final report is complete. This parallel approach shortens the timeline from inspection findings to construction start. Our dedicated engineering partners have decades of experience with Florida structural assessments, and we coordinate with them during and after remediation to obtain the threshold building certification that demonstrates compliance.

The scope depends on the milestone inspection findings. Common remediation work includes structural concrete repair where spalling and corroded reinforcement are found, balcony and exterior walkway restoration, post-tension cable testing and replacement, building envelope waterproofing to address failed membranes and sealant joints, parking structure repair, and drainage improvements. For many Tampa Bay buildings, the combination of salt air, heavy rainfall, and decades of deferred maintenance has produced deterioration across multiple building systems. FCS develops prioritized remediation plans that address critical structural repairs first while planning for longer-term envelope and waterproofing improvements.

Remediation costs vary significantly based on building size, condition, and the scope of deficiencies identified during the milestone inspection. Special assessments to unit owners can range from $10,000 to $150,000 or more per unit. Building-wide balcony remediation typically costs $500,000 to $5 million, comprehensive concrete restoration ranges from $1 million to $15 million, and parking structure repairs run $500,000 to $10 million. We recommend budgeting a 10 to 20 percent contingency above initial estimates, as hidden damage is commonly discovered once demolition begins. FCS provides detailed cost breakdowns during the scoping phase to help associations plan assessments and phasing.