How do you sell a condo in Palm Beach County after SIRS and milestone inspections?

To sell a condo in Palm Beach County today, start by getting your association's milestone inspection summary (if your building needs one), its structural integrity reserve study (SIRS), the current budget and financial statements, and the facts on any special assessment. Florida law requires you to give these to your buyer, and the buyer can cancel within 7 business days of receiving them. Lenders review the same documents, so the building's paperwork now shapes your price and your buyer pool as much as your unit does.

What changed in Florida condo law, and what applies now?

Florida rewrote its condo safety rules after the Surfside collapse in 2021, then adjusted them every year since. Here is the short version, with the bill pages I checked linked in the sources:

• 2022, SB 4-D (Chapter 2022-269): created mandatory milestone inspections and the SIRS, and limited associations' ability to waive or reduce reserves for key building components.
• 2023, SB 154 (Chapter 2023-203): revised which buildings need milestone inspections and adjusted related procedures.
• 2024, HB 1021 (Chapter 2024-244): added more owner, reporting and records requirements. Under current law, for budgets adopted on or after December 31, 2024, a unit-owner-controlled association that must have a SIRS cannot vote to fund less than the reserves the law requires for those components.
• 2025, HB 913 (Chapter 2025-175, effective July 1, 2025): set the SIRS requirement at buildings three habitable stories or higher, moved the SIRS deadline for associations existing on or before July 1, 2022 to December 31, 2025, raised the SIRS threshold for other items to $25,000, and gave associations more funding tools, including lines of credit and a temporary pause in reserve contributions while they pay for milestone repairs.

Laws keep changing, so before you list, I confirm the current statute text and ask your association where your building stands.

Does your building need a milestone inspection or SIRS?

Under the current statutes, both apply to condo buildings that are three habitable stories or higher.

• Milestone inspection: due by December 31 of the year the building reaches 30 years of age (counted from the certificate of occupancy), then every 10 years. The local building official can require it at 25 years based on local conditions, such as proximity to salt water. Phase one is a visual inspection; phase two is required if phase one finds substantial structural deterioration.
• SIRS: required at least every 10 years and covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other qualifying items over the threshold.

Garden-style buildings under three stories are outside these two requirements, which is worth knowing when you compare your condo against other buildings. Buyers looking at both kinds of buildings often read our guide to what the milestone inspection means for condo buyers.

What must you give the buyer, and how long can they cancel?

For a resale condo, Florida Statute 718.503 says the buyer is entitled to current copies of the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone inspection summary if applicable, the most recent SIRS or a statement that one has not been completed, the turnover inspection report if applicable, and the association's Frequently Asked Questions and Answers sheet. The buyer also gets a governance form.

The contract is voidable by the buyer for 7 days after they sign and receive those documents, not counting Saturdays, Sundays and legal holidays. For contracts entered into after December 31, 2024, the contract must also state whether the association is required to have, or has completed, a milestone inspection and a SIRS.

What I tell sellers: order the documents from your management company before we list. If a buyer gets them on day one, the 7-day clock starts right away instead of in the middle of your inspection period.

What will lenders ask about the building?

Conventional lenders review the condo project, not just the buyer. Fannie Mae's current guidance, as summarized by Florida association attorneys in September 2026, says projects that need critical repairs (for example structural deterioration, failed roofs, unsafe balconies or significant water intrusion) are ineligible until the repairs are complete. Lenders must review structural or mechanical inspection reports from the past three years, and they look closely at large unfunded repairs.

In practice, buyers' lenders often ask the association for a condo questionnaire, the budget, reserve information, recent board minutes and any engineering reports. If your building is mid-repair, some buyers will need a different loan type or will need to pay cash, which shrinks your buyer pool. Knowing this before you list lets us price and market to the buyers who can actually close.

How do special assessments affect your sale?

Many Palm Beach County associations have adopted special assessments to pay for milestone repairs or to bring reserves up to SIRS levels. Buyers will ask three questions: how much is it, when is it due, and who pays it.

• Who pays is negotiable. An assessment already levied is commonly paid by the seller, but the contract decides, and buyers sometimes take on future installments in exchange for a lower price or a credit.
• Disclose what you know. If the board has discussed or proposed an assessment, share the minutes. Surprises in the document review are how deals fall apart.
• Get the payoff. Ask the association for an estoppel certificate early so the exact amounts are known.

The cost of paying an assessment at closing is part of your net, which I break down in what it costs to sell a home in Palm Beach County. Consider broker or attorney review for state-specific requirements on any assessment language in your contract.

How should you price a condo after SIRS and milestone inspections?

Buyers now compare buildings, not just units. Two condos with the same view and floor plan can sell for very different prices when one building has finished its repairs and funded its reserves and the other has a large assessment ahead. When I price a condo, I look at:

• Recent sales in your building, separated into before and after the assessment or repair news.
• Competing buildings at similar price points and their reserve and repair status.
• Monthly fees after any SIRS-driven budget increase, because buyers shop by total monthly cost.
• Whether buyers in your building can use conventional financing right now.

Pricing as if the building's paperwork does not matter usually means sitting while buyers pick the building that is already done. I cover that risk in what happens when you overprice a home in Palm Beach County. Buyers, for their part, are reading our condo buying checklist, so expect the same questions.

What should you do before you list your condo?

• Request the milestone inspection summary, SIRS, budget, financial statements, rules and FAQ sheet from the association.
• Ask the manager about pending or proposed special assessments, planned repairs and whether any lender has flagged the building.
• Check your building's rental and buyer approval rules and the approval timeline.
• Gather your unit's own records: AC age, water heater, windows and any permitted work.

If you own a condo in Palm Beach County and want to know how your building's status affects your price, I am happy to review it with you. Book a time to talk or call 561-352-3056.

Published: September 14, 2026 | Updated: October 16, 2026