Building Inspections After Surfside: What Changed in Florida Law
The June 2021 collapse of Champlain Towers South in Surfside, Florida fundamentally changed how the state regulates building safety. Here is a plain-language breakdown of what changed and what your building needs to do right now.
Many Buildings Are Already Past Deadline
The December 31, 2024 deadline for SB-4D milestone inspections on buildings 30+ years old has already passed. If your building has not yet completed its milestone inspection, you are currently out of compliance and face escalating fines. Contact us immediately to get on a fast-track schedule.
What Changed After Surfside
SB-4D Milestone Inspections
Who It Applies To
All condos and co-ops 3+ stories
What Is Required
Phase 1 visual inspection at 25 years, then every 10 years. Phase 2 if Phase 1 finds deterioration.
Deadline
Buildings 30+ years old: Dec 31, 2024 (past due — act immediately)
Structural Integrity Reserve Study (SIRS)
Who It Applies To
All condos and co-ops 3+ stories
What Is Required
Full reserve study of all structural components. Must be completed by a licensed PE.
Deadline
December 31, 2024 for existing buildings
Reserve Funding Prohibition
Who It Applies To
All condominium associations
What Is Required
Associations can no longer vote to waive or reduce funding of structural reserves.
Deadline
Effective immediately for all associations
Existing 30/40-Year Recertification (Miami-Dade & Broward)
Who It Applies To
All buildings 30+ years in Miami-Dade and Broward
What Is Required
Unchanged — still required separately. Must be completed by a licensed PE.
Deadline
90 days from county notice
How Recertification and SB-4D Work Together
Miami-Dade's 30/40-year recertification program pre-dates Surfside. After the collapse, it was not replaced — it was supplemented. Buildings in Miami-Dade and Broward now have to satisfy both the existing recertification requirements and the new SB-4D milestone requirements.
The good news: both can often be coordinated together to minimize disruption and cost. When you hire us, we assess both your recertification and SB-4D status upfront so your building can knock out both obligations with a single coordinated inspection.
- Single coordinated site visit for both recertification and milestone inspection
- Combined structural and electrical inspection report
- SIRS preparation in parallel with inspection
- Simultaneous submittal to both Miami-Dade and state requirements
Related Services
Frequently Asked Questions
What law was passed after the Surfside collapse?
Florida passed Senate Bill 4-D (SB-4D) in 2022, which created mandatory milestone inspections for condos and co-ops 3 stories or taller, required Structural Integrity Reserve Studies (SIRS), and prohibited waiving full funding of structural reserves.
Does SB-4D apply to all Florida buildings or just Miami?
SB-4D applies statewide to all condos and co-ops that are 3 stories or taller. It is separate from and in addition to Miami-Dade's existing 30/40-year recertification program.
What is the deadline for SB-4D compliance?
Milestone inspection deadlines depend on building age. Buildings 30+ years old by July 2022 had a December 31, 2024 deadline. Buildings turning 25 after July 2022 must complete their first inspection within 1 year of reaching that age.
What is a Structural Integrity Reserve Study (SIRS)?
A SIRS is a study that evaluates the structural components of a building, estimates their remaining useful life, and determines what reserves are needed to fund future repairs. It must be completed by a licensed PE and updated every 10 years.
If my building already has 30-year recertification, do we still need SB-4D?
Yes. Miami-Dade's 30/40-year recertification and SB-4D's milestone inspections are separate requirements with different scopes. Most Miami-Dade condos now need to comply with both. Contact us to understand exactly what applies to your building.
Is Your Building Post-Surfside Compliant?
We will tell you exactly where your building stands on both SB-4D and recertification requirements — free of charge.