What does a SIRS cost?

A Structural Integrity Reserve Study typically costs between $3,000 and $20,000 depending on the number of components, building size, and whether it is combined with a milestone inspection. Larger portfolios and high-rises sit at the upper end.

Compliance Guide

How Much Is a Milestone Inspection in Florida? A 2026 Cost Guide

Q: How much is a milestone inspection in Florida?

A Phase 1 milestone inspection for a typical mid-size condominium usually runs from roughly $5,000 to $15,000, depending on building size, height, and complexity. If a Phase 2 inspection is required, total costs commonly rise into the $25,000 to $100,000+ range for larger or coastal high-rises.

Budgeting is the first question most Florida condo and co-op boards ask once a building hits its milestone trigger. Costs vary widely by building size, height, and condition, but planning ahead avoids scrambling for funds — or missing a deadline. Below are realistic cost ranges for Phase 1 and Phase 2 milestone inspections and the Structural Integrity Reserve Study (SIRS), plus how to budget for the 2026 compliance cycle.

1. Phase 1 milestone inspection costs

A Phase 1 milestone inspection is a visual assessment of a building's primary structural systems by a licensed Florida engineer or architect. For most buildings this is the only inspection required.

Small low-rise (3–4 stories, single building): roughly $5,000–$10,000.
Mid-size building (5–8 stories): roughly $8,000–$20,000.
High-rise or multi-building community: often $20,000–$40,000+, scaling with square footage and number of structures.

Coastal buildings (within three miles of the shoreline) trigger inspections earlier — at 25 years instead of 30 — and salt exposure can push fees toward the higher end of each range.

2. Phase 2 inspection costs

If the Phase 1 engineer finds signs of substantial structural deterioration, a more detailed Phase 2 inspection is required. This can involve material testing, destructive sampling, and detailed engineering analysis.

Typical Phase 2 add-on: $25,000–$100,000+, depending on the scope of testing and the size of the building.
This does not include the cost of any repairs the inspection identifies, which are budgeted separately.

3. Budgeting for a SIRS report

A Structural Integrity Reserve Study is a separate requirement that estimates the reserves needed to maintain and replace major components. Boards often commission it alongside the milestone inspection.

Typical SIRS cost: $3,000–$20,000, based on the number of components, building size, and whether it's bundled with the milestone inspection.
Remember the bigger budget impact comes after the study: boards can no longer waive or underfund reserves for the structural components a SIRS covers.

4. What drives the price

The same building can get very different quotes. The main factors:

Height and square footage — more floors and more area mean more to inspect.
Number of buildings — multi-building communities multiply the work.
Coastal exposure — salt-air corrosion raises scrutiny and often cost.
Building age and condition — older or distressed structures are more likely to need Phase 2.
Engineer demand — Florida's post-2021 backlog has tightened scheduling, which affects pricing and lead time.

5. Cost questions, answered

How much is a milestone inspection in Florida?

A Phase 1 inspection for a typical mid-size condominium usually runs from about $5,000 to $15,000, depending on size, height, and complexity. If Phase 2 is required, total costs commonly rise into the $25,000–$100,000+ range for larger or coastal high-rises.

Is a SIRS included in the milestone inspection cost?

No — they're separate engagements, though many firms offer a bundled price. A SIRS typically adds $3,000–$20,000 on its own.

Who pays for it?

The association funds both the inspection and the SIRS, typically through reserves or a special assessment. This is why early budgeting — before the deadline year — matters so much.

When do we need to budget for this?

As soon as a building approaches its 30-year (or coastal 25-year) milestone. Reserve budgets adopted for 2026 must already reflect the funding levels a completed SIRS identifies.

See which buildings are due — and plan the spend

LodestarIQ shows every building's milestone and SIRS deadline in one view, so your firm can budget inspections ahead of time instead of reacting to a non-compliance notice.

Request a portfolio assessment

Cost ranges are general estimates for planning only — not quotes, legal advice, or engineering advice. Get firm pricing from licensed Florida professionals for each building.