Florida condosBroward CountyFort LauderdaleLas Olas by the River
Las Olas by the River, Fort Lauderdale
A structural integrity reserve study (SIRS) is on file with the state for this 240-unit community at 520 SE 5th Avenue, completed April 16, 2024 by a reserve specialist (DBPR's SIRS database, as of October 5, 2026).
The association reports 7 floors. The county roll lists 2001 as the year built. If its certificate of occupancy (CO) was issued in 2001, its first milestone inspection is probably due by December 31, 2026 under a local 25-year clock, so it may already be due (s. 553.899(3)(b), F.S.). Whether it was done is on file with the local building official. City of Fort Lauderdale Development Services (Permitting Services) applies a 25-year clock inside its limits (its page). These dates use it. If the building is outside the limits (the registry's city can differ from the permitting city), a CO in 2001 would give December 31, 2031.
SIRS completed April 16, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection is probably due.
Timeline
- 2005Declaration recorded October 19, 2005.
- 2024SIRS completed April 16, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
- 2026First milestone inspection is probably due, 25-year clock (s. 553.899(3)(b), F.S.).
Need the next inspection or study priced?
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Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 240 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | October 19, 2005 | DBPR condo file, Oct 3, 2026 |
| Year built | 2001 | Broward property roll (2001) |
| Floors | 7 | SIRS filing, self-reported |
| SIRS completed | April 16, 2024, by a reserve specialist | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR75572 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 6 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 239 on the county roll, averaging 1,130 sq ft of living area | Broward property roll 2026 |
| Distance to the coastline | about 2 miles | Our calculation, TIGER 2024 |
| Association | Las Olas by the River Condo Assn Inc · formed October 7, 2005 · annual report 2026 | Sunbiz, Jul 1, 2026 |
Owners
Owners can ask the board for Las Olas by the River's inspection summary, if one was done, and the April 16, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
Fort Lauderdale comparison
Las Olas by the River is older than 17% and larger than 89% of Fort Lauderdale's 325 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 325 Fort Lauderdale condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Nuriver Landing | 409 | 2006 | On file | 0.01 mi |
| Riverview South | 29 | 1969 | On file | 0.10 mi |
| Watergarden | 315 | 2004 | On file | 0.14 mi |
| Chateau Mar | 36 | 1966 | none found | 0.27 mi |
| Las Olas River House | 285 | 2004 | On file | 0.27 mi |
| Rivercrest | 25 | 1963 | none found | 0.28 mi |
| 100 Las Olas | 114 | 2020 | On file | 0.33 mi |
Nearby condos
All Fort Lauderdale condo communities · Broward County condo communities
FAQ
Does Las Olas by the River in Fort Lauderdale need a milestone inspection?
Yes, at 30 years from its certificate of occupancy, if it has three or more habitable stories; its SIRS filing reports 7 floors.
Has Las Olas by the River filed its SIRS?
DBPR lists a Las Olas by the River study completed April 16, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator