Florida condosMiami-Dade CountyNorth Miami BeachReef West
Reef West, North Miami Beach
A structural integrity reserve study (SIRS) is on file with the state for this 50-unit community at 16565 NE 26th Ave, completed May 3, 2024 by a reserve specialist (DBPR's SIRS database, as of October 5, 2026).
The association reports 6 floors and a 1980 construction year. If its certificate of occupancy (CO) was issued in 1980, its first milestone inspection would have been due by December 31, 2024 (s. 553.899(3)(a), F.S.). Whether it was done is on file with the local building official.
SIRS completed May 3, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection would have been due.
Timeline
- 1980Declaration recorded January 1, 1980.
- 2024First milestone inspection would have been due.
- 2024SIRS completed May 3, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
Need the next inspection or study priced?
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Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 50 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | January 1, 1980 | DBPR condo file, Oct 3, 2026 |
| Year built | 1980 | Miami-Dade property roll (1980); association's SIRS filing (1980) |
| Floors | 6 | SIRS filing, self-reported |
| SIRS completed | May 3, 2024, by a reserve specialist | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1M006547 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 8 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 50 on the county roll, averaging 1,110 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 1.5 miles | Our calculation, TIGER 2024 |
| Association | Reef Club Condo Assn Inc · formed January 15, 1975 · annual report 2026 | Sunbiz, Jul 1, 2026 |
Owners
Owners can ask the board for Reef West's inspection summary, if one was done, and the May 3, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
North Miami Beach comparison
Reef West is older than 27% and larger than 25% of North Miami Beach's 165 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 165 North Miami Beach condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Reef East | 50 | 1974 | On file | 0.01 mi |
| Reef South | 50 | 1980 | none found | 0.01 mi |
| Reef | 50 | 1973 | On file | 0.02 mi |
| Pine Tower | 26 | 1974 | none found | 0.05 mi |
| Lakeview Townhomes | 26 | 1978 | none found | 0.13 mi |
| Leeward Point | 41 | 1973 | none found | 0.23 mi |
| Harbour South | 213 | 2018 | On file | 0.34 mi |
Nearby condos
All North Miami Beach condo communities · Miami-Dade County condo communities
FAQ
Does Reef West in North Miami Beach 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 6 floors.
Has Reef West filed its SIRS?
DBPR lists a Reef West study completed May 3, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator