URGENT: 5 MONTHS REMAINING TO DECEMBER 31, 2026
Florida Milestone Inspection and SIRS Contractor for SWFL Condos
If your condominium reaches its 25 or 30 year milestone this year, Florida SB-4D requires the milestone structural inspection and Structural Integrity Reserve Study completed by December 31, 2026. First Service delivers the concrete restoration, aluminum rail replacement, waterproofing, and building repaint remediation on one contract, under one Florida CGC license.
FOR CONDO ASSOCIATIONS AND PROPERTY MANAGERS
What Florida SB-4D Requires by December 31
Florida SB-4D, passed in 2022 after the Surfside collapse, requires condominium associations with buildings three stories or higher to complete milestone structural inspections and Structural Integrity Reserve Studies on a defined schedule. For buildings reaching their milestone threshold in 2026, the deadline is December 31, 2026.
Who is covered:
Inland buildings reaching 30 years old in 2026.
Coastal buildings (within 3 miles of coastline) reaching 25 years old in 2026.
What must be completed by December 31, 2026:
Phase 1 milestone structural inspection by a licensed engineer or architect.
Phase 2 inspection if Phase 1 finds substantial structural deterioration.
Structural Integrity Reserve Study (SIRS) covering roof, load-bearing walls, floor, foundation, fireproofing, plumbing, electrical, waterproofing, windows, and any component over $10,000.
Remediation work on all Phase 2 findings.
What happens if the deadline is missed: unit owners can sue the board and the association, insurance carriers can non-renew or refuse claims, mortgage lenders can decline financing on units, and boards can face personal liability. This is not deferred maintenance. This is legal exposure.
First Service does not perform the milestone inspection itself. That is your engineer’s role. First Service turns the engineer’s findings into a written scope, a line-item bid, a certified repair job, and full close-out documentation for association files, all under one Florida CGC license.
THE COMMON MILESTONE REPAIR STACK
Concrete, Rail, Waterproofing, and Repaint Under One CGC
Nearly every SB-4D engineer’s report identifies the same stack of remediation items. Concrete spalling. Rebar corrosion. Balcony structural repair. Waterproofing failures. Corroded aluminum railings. Building envelope repaint that has to happen after the concrete work is done.
Traditionally boards hire four different contractors for these four scopes: a concrete restoration company, an aluminum shop, a waterproofing specialist, and a painting company. Four bids. Four insurance certificates. Four schedules that fight with each other. Four sets of change orders.
First Service consolidates. Every one of these trades is in-house at First Service on our payroll, under one Florida CGC 1521074 license. One project manager. One bid. One schedule. One insurance certificate. Typical savings: 15 to 20 percent versus splitting the scope across multiple contractors, plus close-out that finishes weeks earlier.
Typical Milestone remediation scope handled under one contract:
Concrete spalling and crack repair.
Rebar corrosion remediation and structural repair.
Balcony deck and walkway concrete restoration.
Waterproofing coating application on balconies, walkways, roof decks, and parking structures.
Aluminum railing removal and replacement (in-house fabrication).
Facade concrete restoration on mid-rise and high-rise elevations.
Full building envelope repaint after concrete and coating work is complete.
Documentation package for engineer sign-off and association files.
Florida CGC 1521074 (Certified General Contractor). Covers structural, decking, framing, and demolition work that surfaces mid-project when spalling exposes rebar or beam damage. No stopping the job to hire a second contractor.
Florida CCC 1330957 (Certified Roofing Contractor). Covers roof-adjacent structural and coating work on mid-rise and high-rise properties.
Bonded. Single-project and aggregate capacity in writing on request.
Insured. General liability, workers compensation at Florida statutory limits, and umbrella coverage. Certificate of Insurance provided at bid.
Post-Surfside experience. SB-4D milestone inspections, Structural Integrity Reserve Studies (SIRS), and 40-year recertification project scope.
OSHA-supervised crews. OSHA 30 and OSHA 10 certified project supervisors on staff.
AIA A305 Qualification Statement. Available on request for board review.
Reference list. Completed condo, HOA, and multi-family concrete projects on request.
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1. Engineer’s report intake. Send us the report. We read it, walk the property with your engineer or property manager, and identify the full scope in 5 business days.
2. Pre-bid board presentation. If requested, we present the scope, phasing options, and cost estimate in person at a board meeting.
3. Line-item bid. Pricing tied directly to the engineer’s report items. Bonding certificate available at bid.
4. Permitting and coordination. Full permitting under our license. Direct coordination with your engineer, architect, and property manager.
5. OSHA-supervised execution. Boom lifts, scaffolding, or swing staging depending on elevation. All equipment insured, all lift plans submitted for board review.
6. Weekly board reporting. Progress photos, schedule adherence, change-order recommendations flagged before they surprise the budget.
7. Close-out documentation. Material specifications, before-and-after photos, and warranty paperwork delivered at close-out for engineer sign-off and association files.
RECENT MULTI-FAMILY PROJECTS
Similar Buildings, Similar Scope
Recent condo, HOA, and multi-family projects completed across Southwest Florida. Mid-rise coastal repaints, inland exterior refreshes, and tile re-roofs. Every project delivered under one Florida CGC license.
More project references available on request. Full reference list of completed condo, HOA, and multi-family projects provided at bid.
FOR THE BOARD FILE
Request the Milestone-Ready Capability Statement
A one-page PDF summary you can add to your board file, share at your next meeting, or send to your engineer. Includes license numbers, bonding capacity, insurance limits, OSHA credentials, AIA A305 statement availability, and Milestone reference project list. Available on request.