Florida’s condominium safety laws turned structural inspections and reserve studies from optional planning tools into recurring legal requirements. Every condo association with a building of three or more habitable stories now needs a structural integrity reserve study at least every 10 years, and older buildings need milestone inspections on a fixed schedule. The decision to hire a firm is made by the association board. This page summarizes what the law requires, who is allowed to do the work, and how many Florida condo boards can be reached.
What Florida Requires
Structural integrity reserve studies (Fla. Stat. 718.112(2)(g))
A residential condominium association must have a structural integrity reserve study completed at least every 10 years for each building that is three habitable stories or higher. At a minimum, the study covers:
- roof
- structure, including load-bearing walls and primary structural systems
- fireproofing and fire protection systems
- plumbing
- electrical systems
- waterproofing and exterior painting
- windows and exterior doors
- any other item with a deferred maintenance or replacement cost above $25,000 whose failure would affect the items above
The study is based on a visual inspection and must state each item’s estimated remaining useful life and replacement cost, along with a reserve funding plan. Associations that existed on or before July 1, 2022 were required to complete their first study by December 31, 2025. An association that also owes a milestone inspection by the end of 2026 may complete both together, but in no case later than December 31, 2026.
Milestone inspections (Fla. Stat. 553.899)
Condominium buildings of three or more habitable stories must have a milestone inspection by December 31 of the year the building reaches 30 years of age, and every 10 years after that. A local enforcement agency may set the first inspection at 25 years where conditions such as proximity to salt water call for it. The inspection is performed by a licensed engineer or architect.
After a milestone inspection, an association may delay its reserve study for up to two consecutive budget years to put its money toward the repairs the inspection recommends. Between the 10-year cycles, the deadlines and that two-year window, a steady share of Florida condo boards is buying one of these services at any given time.
Who May Perform the Work
A structural integrity reserve study must be performed or verified by an engineer licensed under Chapter 471, an architect licensed under Chapter 481, or a person certified as a reserve specialist or professional reserve analyst by the Community Associations Institute or the Association of Professional Reserve Analysts.
Firms that also offer repair work should note the disclosure rule: a design professional or licensed contractor who bids on a reserve study must tell the association in writing that it intends to bid on any of the maintenance, repair or replacement work the study may recommend. A contract can be voided if that disclosure is not made. This summary is not legal advice.
How Many Florida Condo Boards Can Be Reached?
The figures below were taken from the HOA Contact Lists database on October 7, 2026. Only associations with at least one current, verified board member contact are counted.
| Florida condo associations | Associations |
|---|---|
| All sizes | 22,638 |
| 50 or more units | 8,961 |
| 100 or more units | 4,984 |
| 200 or more units | 2,258 |
Those associations carry 91,035 current board contacts in total, 41,808 of them at associations with 50 or more units.
Building height and age are not part of the contact data, so the three-story test cannot be applied directly. Unit count is the practical stand-in: larger associations are far more likely to include mid-rise and high-rise buildings, and a floor of 50 or 100 units narrows a list toward the communities that fall under the law.
Where Florida’s Larger Condo Associations Are
| County | Condo associations (50+ units) | Board contacts |
|---|---|---|
| Miami-Dade | 1,877 | 7,890 |
| Broward | 1,274 | 6,213 |
| Palm Beach | 1,053 | 5,360 |
| Collier | 562 | 2,710 |
| Lee | 563 | 2,667 |
| Pinellas | 523 | 2,496 |
| Sarasota | 336 | 1,719 |
| Orange | 332 | 1,406 |
| Hillsborough | 296 | 1,311 |
| Brevard | 242 | 1,116 |
| Manatee | 184 | 898 |
| Volusia | 178 | 848 |
Southeast Florida holds the largest concentration, and the Gulf coast counties of Collier, Lee, Pinellas and Sarasota follow. Coastal counties also matter for timing, since a local agency can move the first milestone inspection to 25 years for buildings near salt water.
How Lists Are Built for Reserve Study and Engineering Firms
- Association type. Condominium associations only, which is where the reserve study and milestone requirements apply.
- Unit floor. 50 or 100 units and up, as a stand-in for multi-story buildings.
- Service area. Counties, cities or ZIP codes that match the territory a firm covers.
- Board roles. Presidents and treasurers first, since reserve funding and budgets sit with them.
What a signed association contract could be worth, once connect and win rates are factored in, can be estimated with the free HOA Vendor Revenue Calculator.
Counts are free to run in the HOA Contact Lists search, and new accounts receive 5 free credits. Custom counts can be requested at support@hoacontactlists.com.
Related Resources
- How reserve study firms win HOA and condo contracts in Florida
- What Florida’s condo milestone inspection law means for contractors
- Security and access control companies: Florida and Texas board contacts
- Florida HOA database, covering all 67 counties
Frequently Asked Questions
Which Florida condos need a structural integrity reserve study?
Under Fla. Stat. 718.112(2)(g), every residential condominium association needs one at least every 10 years for each building of three or more habitable stories.
What is the deadline for the first reserve study?
Associations that existed on or before July 1, 2022 had until December 31, 2025. An association with a milestone inspection due by the end of 2026 may complete both together, but no later than December 31, 2026.
Who can perform a structural integrity reserve study in Florida?
A licensed engineer, a licensed architect, or a reserve specialist or professional reserve analyst certified by the Community Associations Institute or the Association of Professional Reserve Analysts.
When is a condo milestone inspection required?
By December 31 of the year a building of three or more habitable stories reaches 30 years of age, and every 10 years after that. A local agency may require the first one at 25 years near salt water.
How many Florida condo associations have 50 or more units?
As of October 7, 2026, 8,961 Florida condo associations with 50 or more units have a verified board contact in the HOA Contact Lists database, with 41,808 board contacts between them.