Overview
Following the 2021 Surfside condo collapse, Florida Realtors® updated the standard condominium and cooperative sale riders in March 2023 to require disclosure of a building's milestone inspection and Structural Integrity Reserve Study (SIRS) status. That update is no longer new — it's been standard practice in every Florida condo and co-op sale contract for years now, and the associated compliance deadlines it referenced have since arrived for most buildings. Here's what the disclosure covers and where the underlying requirements actually stand today.
What the Rider Update Changed
The March 2023 update affected several standard forms:
- Rider A, the Condominium Rider to the Florida Realtors/Florida Bar Residential Contract for Sale and Purchase, and its AS-IS companion
- Addendum F, Contract for Residential Sale and Purchase of the Condominium Association
- The Addendum to Contract for Sale and Purchase of the Cooperative
The new language informs buyers of their right to access two documents:
- An inspector-prepared summary of the building's Milestone Inspection
- The Structural Integrity Reserve Study, or a statement that one hasn't been completed
What the Milestone Inspection Covers
The Milestone Inspection is a structural inspection conducted for life safety purposes, required for condo and cooperative buildings three stories or taller. Under current requirements, buildings must complete it once they hit 30 years of age (25 years if within three miles of Florida's coastline), and every 10 years after that. For the current deadline picture by building age, see our full milestone inspection guide.
What the SIRS Covers
The Structural Integrity Reserve Study assesses the reserve funding a building needs for future major repairs and replacements of common areas, for condo and co-op buildings three stories or taller. Most associations were required to complete their first SIRS by December 31, 2025. See our full SIRS guide for current compliance status.
Who This Disclosure Applies To
Not every seller is required to provide these documents — only sellers in associations actually subject to the Milestone Inspection and SIRS requirements. If an association hasn't yet obtained a required inspection or study, that's disclosed to the buyer rather than treated as a dealbreaker on its own, since the timeline for associations to come into compliance has been an evolving, multi-year process.
Part of a Broader Transparency Push
This rider update was one piece of a larger push toward transparency in Florida condo transactions. Miami-Dade County has also made condominium and cooperative documents more accessible to buyers and the public: associations must register with the county's Department of Regulatory and Economic Resources and file an annual report with required governing and financial documents, which is then made publicly available. Together, these changes mean buyers today have far more visibility into a building's condition and finances before making an offer than they did before 2023.
