South Florida’s condo market has changed a lot since the 2021 Surfside collapse. State lawmakers overhauled the rules that govern how older condo buildings are inspected and funded, and those changes now shape what a smart buyer checks before making an offer. If a condo is on your list in Marion County, Broward, Miami-Dade, or anywhere else in Florida, here’s what belongs on your due diligence checklist in 2026.
Milestone Inspections
Under Florida Statute 553.899, buildings three stories or taller must undergo a milestone inspection by a licensed architect or engineer once they reach a certain age: 25 years from their certificate of occupancy if within three miles of the coastline, or 30 years if farther inland, and then every 10 years after that. Buildings that were already past their deadline were required to complete an inspection by December 31, 2024. Before buying, ask whether the building’s milestone inspection is current, and if not, what the association’s timeline and budget look like for completing it.
Structural Integrity Reserve Studies (SIRS)
Associations with buildings three stories or taller are also required to complete a Structural Integrity Reserve Study, a professional assessment of major components like the roof, structure, plumbing and waterproofing, conducted by a licensed engineer or architect. Since January 1, 2025, the Florida Department of Business and Professional Regulation has maintained a searchable public database of associations that have completed theirs — worth checking before you write an offer. Associations with 25 or more units also had to stand up a compliant website by January 1, 2026, which is another place to look for reserve and financial disclosures.
Look Past the Estoppel Certificate
The estoppel certificate tells you what’s currently owed on the unit, but it won’t tell you the whole financial story. Before your review period closes, it’s worth also looking at: the reserve study and what major repairs are coming due without funding in place; recent board meeting minutes, which often surface proposed assessments or borrowing before they hit the estoppel; the association’s insurance coverage and windstorm deductibles, since a large deductible can mean a big special assessment after a storm; and, if you’re financing, whether the building’s reserve funding and any deferred maintenance could affect FHA or VA loan eligibility for that specific project.
A Few Practical Tips
Request the full condo questionnaire and the last one to two years of board meeting minutes, not just the current budget. Ask directly whether a milestone inspection or SIRS has been completed and what it found. And build enough time into your contract’s review period to actually read through what the association sends over — these documents can run long, but they’re where the real financial picture of a building shows up.
This article is general information, not legal or tax advice — rules and local requirements can vary by county and building, so confirm specifics with the condo association, a Florida real estate attorney, or your lender before you rely on them. If you’d like help evaluating a specific building or running through its documents, Oscar Donado at Ne Plus Ultra Real Estate (FL license BK3375420) is happy to help.