Nearly 3,000 Florida Condo Buildings Likely Overdue for Post-Surfside Safety Inspections

For Immediate Release

Cross-referencing county tax records with building data reveals thousands of Florida condominiums have quietly crossed the threshold for Milestone Inspections and Structural Integrity Reserve Studies required under SB 4-D

A new statewide data analysis by HOAContactLists.com, which maintains Florida’s most comprehensive database of homeowner and condominium association records, has identified approximately 2,962 condominium and cooperative buildings across Florida that appear to meet both age and height thresholds requiring a Milestone Structural Inspection and Structural Integrity Reserve Study (SIRS) under Florida Senate Bill 4-D — and may already be out of compliance.

SB 4-D was enacted in the wake of the June 2021 collapse of Champlain Towers South in Surfside, Florida, which killed 98 people. The law requires condominium and cooperative buildings three stories or taller to undergo a Milestone Inspection once they reach 30 years of age — or 25 years if located within three miles of the coastline — and every 10 years thereafter. Associations are also required to complete a SIRS to ensure adequate reserve funding for major structural components.

“Building age has been the headline number in most public conversations about SB 4-D, but that’s only half the equation,” said David Zart, Founder of HOAContactLists.com. “A two-story garden-style condo from 1985 doesn’t fall under this law, but a five-story tower from the same year almost certainly does. Most associations — and many of the vendors selling compliance services — don’t have a reliable way to tell the two apart at scale. We built one.”

Key findings

• Of more than 25,000 condominium and cooperative associations statewide, the analysis identified 8,162 with a confirmed construction year from Florida Department of Revenue tax roll data.
• Of those, 7,003 have already crossed their applicable age threshold (25 years in coastal counties, 30 years inland).
• After cross-referencing building height, 2,962 of those buildings were confirmed to be three stories or taller — the threshold that actually triggers SB 4-D obligations.
• 3,672 buildings that met the age threshold were confirmed to be one or two stories, and do not fall under SB 4-D despite their age — underscoring how easily building age alone can overstate (or, in unverified cases, understate) true compliance exposure.
• An additional 369 buildings meet the age threshold but still have no confirmed height data, suggesting the true statewide number of non-compliant buildings is likely higher.

Why this matters

Associations that miss Milestone Inspection or SIRS deadlines can face escalating repair costs, insurance complications, financing hurdles for prospective buyers, and in some cases local building department enforcement action. For engineering firms, structural inspectors, and condominium attorneys, the data offers an early look at where demand for compliance services is concentrated — by county, building age, and unit count.

County-by-county breakdown

Number of buildings confirmed likely subject to SB 4-D (age + 3+ stories verified), by county:

Methodology

Building age was sourced from official Florida Department of Revenue county tax roll (NAL) data. Building height (number of stories) was independently verified using public real estate listings, county records, and other publicly available sources, with each match assigned a confidence rating. Coastal-county status was used as a proxy for the statute’s “within three miles of the coastline” provision. This analysis is intended as a directional screening tool to identify likely candidates for further review — it is not a substitute for an official Milestone Inspection determination, which should be confirmed with the local building official of jurisdiction.

Note: Indian River County's tax roll data was not available from the Florida Department of Revenue at the time of this analysis, so its roughly 240 condominium and cooperative associations are not reflected in the statewide totals above — meaning the true number of buildings likely subject to SB 4-D is probably somewhat higher than reported here.

Related Data

• Florida’s Condo Crunch: Milestone Inspections Meet a 50% Insurance Spike (2026 Data)
• Florida’s Most HOA-Dense Counties (2026 Data)
• All data releases

Frequently Asked Questions

What is Florida’s SB 4-D law?

SB 4-D is a Florida law enacted after the 2021 Champlain Towers South collapse in Surfside. It requires condominium and cooperative buildings three stories or taller to undergo a Milestone Structural Inspection once they reach 30 years of age (25 years if within three miles of the coast), and a Structural Integrity Reserve Study (SIRS) to ensure adequate reserve funding.

How many Florida condo buildings are subject to SB 4-D?

This analysis identified 2,962 condominium and cooperative buildings statewide that appear to meet both the age and height thresholds that trigger SB 4-D obligations, out of 8,162 buildings screened with confirmed construction year data.

Does building age alone determine SB 4-D compliance?

No. Age is only one factor — the building must also be three stories or taller. This analysis found 3,672 buildings that met the age threshold but were only one or two stories, meaning they do not fall under SB 4-D despite their age.

Which Florida counties have the most buildings subject to SB 4-D?

Miami-Dade County has the most, with 1,007 buildings confirmed likely subject to SB 4-D, followed by Broward County (675) and Palm Beach County (383).

Where can I find verified contacts for Florida condo boards facing SB 4-D compliance?

HOA Contact Lists provides verified HOA and condo board member contact information searchable by Florida county, city, or ZIP code — useful for engineering firms, inspectors, and contractors reaching out about SB 4-D milestone inspections and SIRS compliance work.

About HOAContactLists.com

HOAContactLists.com maintains Florida’s largest continuously updated database of homeowner and condominium association contacts, officers, and property records, drawing on state corporate filings, county tax rolls, and public condominium registration data. The company serves property managers, engineering and inspection firms, insurance agents, contractors, and other vendors who need accurate, up-to-date contact information to reach HOA and condominium boards across Florida. See our full press kit and recent data releases for more.

Media Contact

David Zart
Founder, HOAContactLists.com
david@hoacontactlists.com
702-907-0046
hoacontactlists.com

Verified board member contacts for every Florida association can be searched in the HOA database, or browsed by county in the Florida HOA database.