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What's due for your building
A condo building of three or more habitable stories needs its first milestone inspection by December 31 of the year it turns 30, counted from its certificate of occupancy (s. 553.899(3)(a), F.S.). Enter what you know and the calculator applies the statute's transition dates, the 10-year repeats and the SIRS dates.
Enter a year to see the dates. With JavaScript off, the rules and an example are below.
How the dates are worked out
The 30th anniversary year is the CO year plus 30. A building that reached 30 before July 1, 2022 had until December 31, 2024. One reaching 30 between July 1, 2022 and December 31, 2024 has until December 31, 2025. After that it's December 31 of the 30th year (s. 553.899(3)(a)). Then every 10 years.
| CO year | Turns 30 | First milestone inspection due |
|---|---|---|
| 1991 or earlier | 2021 or earlier | December 31, 2024 |
| 1992 | 2022 | December 31, 2024 if the CO came before July 1, 1992 (it turned 30 before July 1, 2022), otherwise December 31, 2025 |
| 1993 to 1995 | 2023 to 2025 | December 31, 2025 |
| 1996 and later | 2026 and later | December 31 of the year it turns 30 |
With a 25-year rule from your local building official, the first inspection falls due by December 31 of the 25th year instead, or earlier as that agency set it (s. 553.899(3)(b)). The SIRS was due December 31, 2025, or December 31, 2026 when done together with a milestone inspection due on or before December 31, 2026 (s. 718.112(2)(g)7.), then every 10 years (s. 718.112(2)(g)1.).
Example: Tradewinds by the Sea in Fort Lauderdale, a 6-floor building from 1980. A CO in 1980 means it turned 30 in 2010, before July 1, 2022, so its first milestone inspection was due by December 31, 2024. See that building's page.
This is a calculation from the statute, not a finding about any building. The local building official sends the notice, can extend a deadline for good cause and keeps the inspection records. We don't store what you enter.
Questions
What do I need to use the calculator?
The year the building's certificate of occupancy (CO) was issued, how many habitable stories it has, and whether your local building official set a 25-year rule. Without a CO year and a story count the calculator says "probably due", never a verdict.
Where do I find the CO year and the story count?
Ask the association or the local building official. The CO is a record of the building department. The story count is in the building plans and, for many buildings, in the association's SIRS filing.