Florida condosMiami-Dade CountySurfsideMirage
Mirage, Surfside
A structural integrity reserve study (SIRS) is on file with the state for this 109-unit community at 8900 Collins Avenue, completed December 21, 2023 by a reserve specialist (DBPR's SIRS database, as of October 5, 2026).
The association reports 12 floors and a 1996 construction year. The county roll lists 1999 as the year built. The 1995 declaration predates the 1996 year built; with a CO in 1996 the date would be December 31, 2026. If its certificate of occupancy (CO) was issued in 1995, its first milestone inspection would have been due by December 31, 2025 (s. 553.899(3)(a), F.S.). Whether it was done is on file with the local building official.
SIRS completed December 21, 2023.
Declaration year, before the 1996 year built.
Floors (SIRS filing).
First inspection would have been due.
Timeline
- 1995Declaration recorded July 18, 1995.
- 2023SIRS completed December 21, 2023; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
- 2025First milestone inspection would have been due.
Need the next inspection or study priced?
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Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 109 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | July 18, 1995 | DBPR condo file, Oct 3, 2026 |
| Year built | 1996 | Miami-Dade property roll (1999); association's SIRS filing (1996) |
| Floors | 12 | SIRS filing, self-reported |
| SIRS completed | December 21, 2023, by a reserve specialist | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1S022612 | 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 | 12 on the county roll, averaging 1,220 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 0.1 mile | Our calculation, TIGER 2024 |
Owners
Owners can ask the board for Mirage's inspection summary, if one was done, and the December 21, 2023 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
Surfside comparison
Mirage is older than 35% and larger than 50% of Surfside's 20 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 20 Surfside condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Rimini Beach | 55 | 1998 | none found | 0.01 mi |
| Surfside Palms | 55 | 2000 | On file | 0.02 mi |
| Champlain Towers | 113 | 1981 | none found | 0.03 mi |
| Ocean | 99 | 1994 | On file | 0.05 mi |
| Surf Club | 151 | 2014 | On file | 0.11 mi |
| 8701 Collins Avenue | 67 | 2019 | On file | 0.17 mi |
| Sc 2 Residences | 36 | 2024 | none found | 0.26 mi |
Nearby condos
All Surfside condo communities · Miami-Dade County condo communities
FAQ
Does Mirage in Surfside 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 12 floors.
Has Mirage filed its SIRS?
DBPR lists a Mirage study completed December 21, 2023.
Corrections: condoduedate@agentmail.to · Deadline calculator