Milestone inspections, SIRS, and restoration guidance.
Plain-language explainers for boards, managers, and owners facing Florida's structural inspection and reserve study requirements, written by the engineers who do the work. What the law requires, what the reports mean, and what to ask, with the statute numbers where they belong.
Why these exist
Written for the person who has to make the decision.
Board members, community association managers, and owners are regularly handed a statutory deadline, a report full of terminology, and proposals that do not agree with each other. These guides explain what the statute actually requires, what a report should contain, and what a reasonable next step looks like.
Each one is written by a member of our staff, with the author and their licensure named on the page. Where a rule has changed, we say what changed and when, because outdated guidance on this subject circulates widely and costs boards money.
None of this is legal advice, and none of it substitutes for an engineer looking at your building. It is the background that makes the conversation with an engineer shorter.
Start with the one your building needs.
The milestone inspection, explained for owners and boards
What Section 553.899, Florida Statutes, requires, which buildings it applies to, what Phase 1 and Phase 2 involve, and what happens after the report lands, laid out step by step.
Your SIRS is the association's capital plan
How a Structural Integrity Reserve Study under Section 718.112(2)(g), Florida Statutes, turns a component list into a funding calendar, and why the numbers behind it matter more than the binder it comes in.
What Contract Administration covers
The gap between the drawings and the built work, pay application drift, and why weekly minutes are a project's memory. Contract Administration costs a small fraction of construction cost and covers all of it.
Firm brochure
A printed overview of the firm, our services, and representative projects, available on request. Ask through the contact page, and we will send a copy.
More guides.
How to read a sealed engineering report before committing to repair scope.
What a professional seal carries, the difference between observed and concealed conditions, and fifteen questions to ask the engineer before the board votes.
Where structural inspections become restoration decisions.
Element by element, from balconies to waterproofing transitions, plus a five-step decision logic for moving from inspection findings to a restoration scope.
Ask the question these pages did not answer.
Inquiries go directly to our engineering staff. There is no charge for an initial conversation.