Since 2022, Florida has changed the rules for older multi-story buildings in ways that put the roof squarely on the agenda of condo boards and building owners. Milestone inspections, structural integrity reserve studies, and changes to the long-standing 25% roof replacement rule all affect when roof work happens and how it's paid for. This guide explains each one in plain terms and how to plan roof work around them.
A note before we start: these laws have been amended more than once since they were passed, and local building departments can add requirements of their own. Use this as an orientation, and confirm the specifics for your building with your engineer, your association's attorney, and your local building official.
Milestone inspections
Florida requires milestone structural inspections for condominium and cooperative buildings that are three stories or taller. The first inspection is due once a building reaches 30 years from its certificate of occupancy, and local governments can require it at 25 years where conditions such as proximity to saltwater justify it. After the first inspection, it's repeated every 10 years.
The inspection is performed by a licensed engineer or architect and happens in phases. Phase one is a visual examination of the building's structural components. If the inspector finds signs of substantial structural deterioration, a more detailed phase two inspection follows. The roof isn't the main focus of a structural inspection, but roof leaks are one of the most common causes of the deterioration inspectors find, from corroded steel to damaged concrete and wood framing. A roof that's been leaking quietly for years often shows up in a milestone report.
Structural integrity reserve studies
Condominium associations with buildings three stories or taller must also complete a structural integrity reserve study, usually called a SIRS, and update it at least every 10 years. The roof is one of the specific building components the study has to cover, along with the structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors.
The study estimates each component's remaining useful life and replacement cost, and the association then has to fund reserves for those items. The practical effect is that associations can no longer vote to waive or reduce reserves for the components the SIRS covers. For many boards, the roof is one of the largest items in the study, which is why getting an accurate assessment of the roof's condition and remaining life matters so much. An overly optimistic estimate leaves the association short when the roof fails, and an overly pessimistic one raises owners' dues more than necessary.
The 25% roof rule and what changed
For years, the Florida Building Code required that if 25% or more of a roof section was repaired or replaced within a 12-month period, the entire roof section had to be brought up to current code. After a major storm, that rule could turn a partial repair into a full replacement.
In 2022, the law changed for roofs that were built, replaced, or recovered under the 2007 Florida Building Code or later. If your roof was installed to that code, only the portion being repaired or replaced has to meet current code, even if it's more than 25% of the roof. Roofs installed before the 2007 code was in effect are still subject to the older rule. Knowing when your roof was last permitted, and keeping the permit records, has real value when you're planning repairs or filing an insurance claim.
How this applies to commercial buildings
Milestone inspections and SIRS requirements apply to condominium and cooperative buildings, not to office, retail, or industrial buildings. But the roof rule applies to all buildings, and commercial owners face the same underlying pressures: insurers increasingly ask about roof age and condition, and the Florida Building Code's wind and water requirements apply whenever a roof is replaced. Our guide to the Florida Building Code for commercial roofs covers those requirements in detail.
How to plan ahead
- Know your roof's history. Gather the permit dates, the system type, and any warranty documents. If the roof was installed under the 2007 code or later, that's worth having in writing.
- Get a professional roof assessment before your SIRS. A roofing contractor's inspection gives your reserve study professional real information about remaining life, rather than an estimate based on age alone.
- Fix leaks early. Water that gets into the structure is what turns a roofing problem into a structural one, and structural findings are what make milestone inspections expensive.
- Plan replacement around your reserves. When the study shows the roof nearing the end of its life, building the replacement into the reserve schedule is far easier on owners than a special assessment after a failure.
How Windward can help
Windward Roofing & Construction has served commercial and multifamily buildings since 1984 and has a Florida office in Pinellas Park. We provide roof inspections and condition reports that boards can share with their engineers and reserve study professionals, along with repair and replacement when it's time. Contact us to schedule an assessment.
Frequently Asked Questions
Condominium and cooperative buildings that are three stories or taller. The first inspection is due 30 years after the certificate of occupancy, or 25 years where the local government requires it, and then every 10 years.
Yes. The roof is one of the components a SIRS must evaluate, along with the structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors.
Only for roofs installed before the 2007 Florida Building Code. For roofs built, replaced, or recovered under the 2007 code or later, only the repaired or replaced portion has to meet current code.
The state milestone inspection requirement applies to condominium and cooperative buildings three stories or taller. Commercial buildings are still subject to the Florida Building Code whenever roof work is permitted, and local jurisdictions may have their own recertification programs.