Florida condominium associations are operating in a very different regulatory environment than they were just a few years ago. As of January 1, 2026, inspection schedules, reserve funding requirements, and documentation obligations are no longer future deadlines; they are active, enforceable responsibilities that require coordination, transparency, and long-term planning.
For condominium boards and property managers, the challenge is no longer understanding what a Milestone Inspection or Structural Integrity Reserve Study (SIRS) is. The real challenge lies in managing how inspection findings, reserve studies, repair planning, and funding decisions connect to one another in a way that supports compliance, protects fiduciary responsibility, and preserves the long-term health of the property.
This is where working with an integrated engineering partner becomes essential.
Beryl Project Engineering supports Florida condominium associations through the entire lifecycle of compliance, from initial inspections through reserve planning, repair design, and construction-phase support; helping boards move from uncertainty to informed action.
The 2026 Reality: Condominium Compliance Is Now an Ongoing Process
Several regulatory shifts now affect how Florida condominiums plan, budget, and operate:
- Structural reserves must be fully funded for required components
- Milestone inspections are occurring on shorter cycles, particularly for aging buildings
- SIRS grace periods have ended, increasing urgency to complete or update reserve studies
- Engineering reports must be clear, defensible, and suitable for public posting under digital disclosure requirements
Individually, each of these requirements can be managed. Together, they create a continuous workflow that demands coordination between inspections, reserve planning, repair design, and implementation.
Without an integrated approach, associations often experience:
- Disconnected reports that do not align with one another
- Reserve projections that do not reflect real repair scopes
- Delays between inspections and actionable next steps
- Increased administrative burden on boards and managers
Beryl’s approach is designed to prevent these gaps by treating compliance as a process, not a checklist.
Milestone Inspections: More Than a Pass or Fail Requirement
Milestone Inspections are often viewed as a simple compliance checkpoint — something that must be completed by a certain date and then filed away. In practice, a Milestone Inspection is a critical decision-making tool that influences nearly every step that follows.
Phase I Milestone Inspections
Beryl performs Phase I Milestone Inspections as non-invasive evaluations focused on identifying:
- Observable structural distress
- Deterioration patterns
- Conditions requiring monitoring
- Indicators that may warrant further investigation
Phase I inspections help boards understand the current condition of the structure and whether additional evaluation is necessary.
Phase II Milestone Inspections
When a Phase II inspection is triggered, the focus shifts to deeper analysis, which may include destructive testing to confirm the extent and cause of structural issues.
Phase II findings frequently become the foundation for:
- Updating Structural Integrity Reserve Studies
- Developing repair scopes and budgets
- Planning assessments and funding strategies
Beryl’s Milestone Inspection reports are structured to support:
- Clear board review and discussion
- Coordination with reserve studies
- A smooth transition into repair design when required
This approach helps associations avoid the common and costly gap between “inspection complete” and “what happens next.”
Structural Integrity Reserve Studies (SIRS): Matching the Level to the Building
Not every condominium requires the same level of reserve study service. Applying a one-size-fits-all approach often leads to unnecessary cost, duplicated inspections, or reserve projections that fail to reflect actual conditions.
Beryl provides Levels 1 – 3 SIRS services, allowing associations to select a scope that aligns with the building’s condition, inspection history, and planning needs.
Level 1 SIRS: Full Study with Onsite Inspection
A Level 1 SIRS includes a comprehensive onsite inspection and is typically appropriate when:
- A SIRS is being completed for the first time
- No recent structural inspections are available
- The association needs a baseline assessment of structural components
This level establishes the foundation for long-term reserve planning and compliance.
Level 2 SIRS: Updated Study with Onsite Inspection
A Level 2 SIRS updates an existing study and includes an onsite inspection. It is often used when:
- Repairs have been completed since the last SIRS
- Milestone Inspection findings require revised reserve assumptions
- The association needs to reassess component conditions and timelines
Level 2 studies help ensure reserve projections remain aligned with current conditions.
Level 3 SIRS: Update Without Site Visit
A Level 3 SIRS updates reserve projections without a site visit and is commonly appropriate when:
- Recent inspections already document current conditions
- No material changes have occurred since the last evaluation
- The association needs updated financial projections without duplicating field work
By offering multiple SIRS levels, Beryl helps associations remain compliant while avoiding unnecessary redundancy and expense.
When Inspections Lead to Action: Condominium Repair Design Plans
Milestone Inspections and SIRS reports frequently identify conditions that require more than monitoring. In many cases, they reveal the need for engineered repair solutions.
Beryl supports condominium associations by transitioning inspection findings into:
- Condominium repair design plans
- Permit-ready engineering documents
- Phased repair strategies aligned with reserve funding and assessments
These repair plans may address issues such as:
- Concrete restoration and spalling repair
- Balcony and elevated element rehabilitation
- Waterproofing failures and envelope deficiencies
- Structural component deterioration
Because the same engineering team is involved from inspection through design, repair recommendations are consistent with observed conditions and documented findings, reducing the risk of conflicting opinions or scope revisions later in the process.
Project Management: The Missing Link for Many Associations
One of the biggest risks condominium associations face is fragmentation: using separate firms for inspections, reserve studies, repair design, and construction support with limited coordination between them.
This fragmentation often leads to:
- Misaligned timelines
- Conflicting documentation
- Increased board workload
- Delays in implementation
Beryl’s project management services are designed to bridge these gaps by providing oversight across all phases of compliance and repair.
Project management support may include:
- Coordinating inspection schedules and deliverables
- Aligning SIRS updates with Milestone Inspection findings
- Sequencing repair design and permitting efforts
- Supporting contractor coordination and construction-phase inspections
- Maintaining organized documentation suitable for audits and digital posting
This integrated oversight helps boards and property managers focus on decision-making rather than administrative logistics.
Supporting the Full Lifecycle of Condominium Compliance
Beryl’s condominium services are designed to support associations before, during, and after regulatory milestones, including:
- Phase I and Phase II Milestone Inspections
- Structural Integrity Reserve Studies (Levels 1–3)
- Traditional reserve studies for non-SIRS properties
- Condition assessments
- Condominium repair design and permitting support
- Construction-phase inspection and oversight
- Project management services
Rather than treating inspections and reserve studies as isolated deliverables, Beryl helps associations understand how each component fits into the broader picture of long-term planning, funding, and building stewardship.
Looking Ahead with Confidence
For Florida condominium associations, planning ahead in 2026 means more than meeting minimum statutory requirements. It means understanding how today’s inspection and reserve decisions affect tomorrow’s repairs, budgets, assessments, and disclosures.
Working with an engineering firm that provides Milestone Inspections, SIRS services, repair design, and project management under one roof allows associations to move forward with clarity, consistency, and confidence.
If your association is preparing for a Milestone Inspection, updating a Structural Integrity Reserve Study, or planning for future repairs, coordinated engineering support can make the process far more manageable and far more effective.
