Overview
Florida's post-Surfside condo safety reforms, passed as Senate Bill 4-D in 2022, are no longer new legislation on the horizon — most of it is now in force. Milestone inspections are required at 30 years for inland buildings and 25 years for coastal buildings, most associations had to complete their first Structural Integrity Reserve Study (SIRS) by December 31, 2025, and reserve waivers for structural components have been eliminated since January 1, 2025. Miami-Dade's condo transparency ordinance is now an established annual filing requirement rather than a one-time deadline. Here's where things actually stand in 2026 for owners, buyers, and renters.
What SB 4-D Actually Requires Now
- Milestone inspections: Condo and co-op buildings three stories or taller must complete a milestone inspection by the year the building reaches 30 years of age (25 years if within 3 miles of the coast), and every 10 years after that. See our full milestone inspection guide for current deadlines and what a Phase 2 inspection involves if issues are found.
- Structural Integrity Reserve Studies (SIRS): Most associations were required to complete their first SIRS by December 31, 2025. Since January 1, 2025, reserve waivers are no longer allowed for the structural components a SIRS identifies — associations must fully fund those reserves. Our SIRS guide covers current compliance rates and what's required.
- Condo financial transparency: Associations must register with the county and file an annual report with required governing and financial documents, made available to the public.
Impact on Condo Owners: Higher Fees and Special Assessments
The combination of mandatory reserve funding and more frequent inspections is the primary driver behind rising Miami condo association fees and special assessments right now. Buildings that deferred maintenance for years no longer have the option to defer reserve funding — they have to catch up all at once. This affects more than owners directly:
- Renters often see higher fees passed through as landlords adjust to increased HOA costs.
- Buyers should factor a building's SIRS and milestone inspection status into their offer, since an under-reserved building can mean a special assessment shortly after closing.
- Financing is affected too — lenders increasingly weight a building's reserve funding and inspection status in condo loan underwriting.
Some owner-occupants facing a special assessment tied to these requirements may qualify for Miami-Dade's special assessment relief program, though it runs in funding cycles rather than staying continuously open.
Miami-Dade's Condo Transparency Ordinance
Before this ordinance, buyers could only access a condo association's financial documents and assessment history after signing a contract and formally requesting the paperwork. Under the ordinance, each association must register with the Miami-Dade County Department of Regulatory and Economic Resources and file an annual report, including:
- Contact information for the property manager, board of directors, and emergency contact
- Governing documents and amendments (declaration, articles of incorporation, bylaws, rules and regulations)
- The most recent financial statements, including any current or approved special assessments
- The most recently adopted annual budget
This information is now public before a buyer ever makes an offer, which is a meaningful shift from the pre-reform process. Associations must file annually; check the current filing deadline directly with the county, since annual administrative deadlines can shift year to year.
Where Things Stand for 2026
These reforms are no longer pending changes — they're the operating baseline for Miami condo ownership. If you own, rent, or are considering buying a condo in Miami, the practical questions now are: has this specific building completed its SIRS and milestone inspection, are its reserves fully funded, and is a special assessment likely in the near term. Ask the association directly rather than relying on secondhand compliance figures, since data accuracy on statewide reporting has been inconsistent.
Frequently Asked Questions
Are Florida's post-Surfside condo reforms still being phased in?
No, most of SB 4-D is now fully in effect. Milestone inspections and SIRS requirements have specific deadlines that have already passed for most buildings, and reserve waivers for structural components have been eliminated since January 1, 2025.
Why are Miami condo fees rising so much?
Primarily because associations can no longer waive reserve funding for structural repairs identified in a SIRS. Buildings that deferred maintenance for years now have to fund those reserves and often levy special assessments to catch up.
Can I check a condo building's compliance status before making an offer?
Yes. Miami-Dade's transparency ordinance requires associations to file annual reports with financial and governance documents that are publicly available, so you no longer need to be under contract to review this information.
Do these reforms apply to buildings under three stories?
No. Milestone inspections and SIRS requirements apply specifically to condo and cooperative buildings that are three stories or taller.