Special Assessments & the New Condo-Safety Law: A Miami Buyer’s Guide

Since the 2021 Surfside collapse, Florida has overhauled condo-safety law — and the resulting inspections and reserve requirements are now the single biggest financial risk a Miami condo buyer diligences. Here's what changed and what to ask.

Milestone inspections

Florida now requires a milestone structural inspection for condo and co-op buildings 3+ stories tall, at roughly 25–30 years after the certificate of occupancy (earlier — around 25 years — for buildings within about three miles of the coast), then every 10 years. This statewide regime replaced the old county-run 40-year recertification. A phase-1 inspection can trigger a more detailed phase-2 if problems are found. See the Florida DBPR condo timeline.

Structural Integrity Reserve Studies (SIRS)

Buildings 3+ habitable stories must complete a SIRS — a study identifying structural components (roof, load-bearing walls, foundation, waterproofing, and more) and the reserves needed to maintain them.

The important part for buyers: for budgets adopted on or after December 31, 2024, associations can no longer waive or reduce the SIRS reserve funding they once could. Under HB 913 (2025), the deadline to complete a SIRS was extended to December 31, 2025, and associations got more funding flexibility — they can now fund via loans, lines of credit, or approved special assessments, and buildings that have done a milestone inspection can defer the SIRS for up to two budget years.

The net effect: reserves are being funded seriously for the first time in many buildings — which means dues are rising and special assessments are appearing.

What a special assessment is

A special assessment is a one-time (or installment) charge on top of your dues to cover a big cost reserves can't absorb — right now, most often structural repairs, concrete/roof work, or an insurance spike. Magnitude is entirely building-specific: from a few thousand dollars to tens of thousands per unit, occasionally six figures for major structural work. A low price sometimes reflects an assessment the seller knows is coming.

The questions that protect you

Before you buy, ask the association (and read the docs):

• Has the milestone inspection been done — and what did phase 1/2 find?
• Is a SIRS complete, and are reserves funded to it — or waived/borrowed?
• Is there a pending or planned special assessment? For how much, and who pays — buyer or seller?
• What structural or concrete work is scheduled in the next few years?

Your condo-document review right is when you get these answers.

The bottom line

Post-Surfside, a Miami condo's financial and structural health can matter more than its view. Diligence the milestone inspection, the SIRS, and any assessment before you close — and use our buildings-by-financial-health page to shortlist the cleaner ones.

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This guide is general education, not legal, tax, or financial advice. Rules and figures change and vary by building and situation — confirm the specifics with a licensed Florida real-estate agent, attorney, lender, and CPA before you act. Listing data is deemed reliable but not guaranteed.