Florida’s HB 913
(House Bill 913)
FLORIDA HB 913: BUILDING SAFETY UPDATES
Condominium and cooperative associations must now comply with modernized requirements under Florida HB 913, which mandate Structural Milestone Inspections (SMI) and Structural Integrity Reserve Studies (SIRS) to ensure that condo and co-op buildings remain structurally safe and adequately funded for future repairs and replacements.
STRUCTURAL MILESTONE INSPECTION (SMI)
A visual inspection of a building performed to assess the life safety and adequacy of structural components, as well as the overall structural condition of the building. The purpose is to identify any maintenance, repair, or replacement needs that may impact safety.
Requirements Apply To:
- Buildings with three “habitable” stories or more must undergo SMIs. Three story buildings with 4 or fewer dwellings are exempt from this requirement.
- SMI requirements do not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground.
- Phase 1 Inspection Timing:
○ Applicable Condominium or Cooperative must complete an SMI by December 31 of the year in which the building reaches 30 years of age, based on the certificate of occupancy, and every 10 years thereafter.
- If a building reached 30 years of age before July 1, 2022, the initial SMI is due on December 31, 2024.
- If a building reaches 30 years of age between July 1, 2022 and before December 31, 2024, the initial SMI is due on December 31, 2025.
○ Local enforcement agencies may require an SMI at 25 years of age based on site-specific factors (e.g., coastal proximity)
STRUCTURAL INTEGRITY RESERVE STUDY (SIRS)
A visual and financial evaluation of the critical common/limited common components for the purpose of determining the reserve funding required for major repairs/replacements. Components shall include the following at a minimum as it relates to the structural integrity and safety of the building:
- Roof
- Structure
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors (common areas)
- Any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and whose failure to maintain such items negatively affects the components above
CONDOMINIUMS AND COOPERATIVE COMMUNITIES
- SIRS are required for applicable buildings three stories or higher.
- Inspections must be completed by a Florida-licensed engineer, architect, or reserve specialist.
- SIRS identify applicable components and state estimated remaining useful life, useful life, and estimated replacement cost.
- SIRS provide a recommendation on the annual reserve funding amount commensurate to fund the replacement, repair, and/or deferred maintenance of these items.
- SIRS must be completed by December 31, 2024, and every 10 years thereafter.
- Associations are required to base a budget adopted on or after January 1, 2025, on the findings and recommendations of the most recent SIRS.
Florida Senate Bill 4-D/154 requires these inspections to be performed by a team of design professionals with an architect or engineer acting as a registered design professional in responsible charge. Our global team of more than 170 Florida-licensed architects and engineers is ready to help.
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