Florida Building Codes and Regulations

1. What is the Florida Building Code?

The Florida Building Code is the statewide collection of construction requirements governing new buildings, renovations, additions, repairs, and certain changes to existing structures.

The code addresses subjects such as:

• Structural design

• Roofing systems

• Wind resistance

• Flood-resistant construction

• Accessibility

• Plumbing

• Mechanical systems

• Electrical systems

• Energy efficiency

• Existing-building alterations

As of July 2026, the 8th Edition (2023) Florida Building Code remains the effective statewide code while development of the 9th Edition (2026) is underway.

2. Does the Florida Building Code apply throughout the entire state?

The Florida Building Code generally establishes statewide minimum construction requirements. Local building departments administer and enforce the code through plan review, permitting, inspections, notices of violation, and certificates of completion or occupancy.

Counties and municipalities may also adopt qualifying local amendments or establish administrative procedures that supplement statewide requirements. Building owners should therefore review both the Florida Building Code and the rules of the local authority having jurisdiction.

3. What is the Florida Building Code—Existing Building?

The Existing Building volume of the Florida Building Code applies to many projects involving existing structures, including:

• Repairs

• Alterations

• Additions

• Changes of occupancy

• Relocated buildings

• Certain damaged structures

• Rehabilitation work

The applicable compliance method may depend on the scope of work and the building’s existing conditions. An engineer can help determine how proposed structural repairs or alterations should be documented under the code.

4. Do older buildings have to comply with the newest building code?

An older building is not necessarily required to be completely reconstructed to meet every provision applicable to a new building. However, current code requirements may be triggered when the owner undertakes repairs, alterations, additions, changes in occupancy, or substantial improvements.

Unsafe conditions may also require correction regardless of when the building was originally constructed. The local building official determines how the code applies to a particular permit or enforcement matter.

5. Can local governments create building requirements beyond the Florida Building Code?

Local jurisdictions may establish certain administrative requirements, inspection programs, and qualifying local technical amendments. Requirements can therefore vary between cities and counties.

For example, a municipality may establish procedures concerning:

• Building recertification

• Permit applications

• Unsafe-structure cases

• Required inspection forms

• Report filing

• Repair deadlines

• Construction-site inspections

Property owners should not assume that compliance in one Florida jurisdiction automatically satisfies the procedures of another jurisdiction.

Structural Inspections and Condominium Safety

6. What is a Florida Milestone Inspection?

A Milestone Inspection is a structural inspection required by section 553.899, Florida Statutes, for qualifying condominium and cooperative buildings.

Its purpose is to determine whether substantial structural deterioration is present and whether additional investigation or repairs are necessary. The inspection must be performed by a Florida-licensed architect or engineer who is authorized to practice in the state.

7. Which buildings are subject to Florida Milestone Inspection requirements?

Florida’s Milestone Inspection law generally applies to condominium and cooperative buildings that are three or more stories in height once they reach the applicable statutory age.

The law contains exclusions and procedural details that must be evaluated for each property. For example, certain smaller residential buildings with three or fewer habitable stories are excluded. The local enforcement agency is responsible for identifying qualifying buildings and issuing the required inspection notice.

8. What is the difference between a Phase One and Phase Two Milestone Inspection?

A Phase One Milestone Inspection is primarily a visual examination of the building’s habitable and non-habitable areas, including major structural components.

If the engineer or architect identifies signs of substantial structural deterioration or cannot determine whether such deterioration exists, a Phase Two inspection may be required.

Phase Two may involve:

• Destructive or nondestructive testing

• Material sampling

• Exploratory openings

• Structural calculations

• Corrosion evaluation

• Concrete testing

• Detailed documentation of damaged areas

The scope should be sufficient to determine the extent of deterioration and recommend an appropriate repair strategy.

9. What happens when a Milestone Inspection identifies structural deterioration?

When structural deterioration is identified, the engineer may recommend further testing, temporary safety measures, repair design, monitoring, or immediate corrective work.

The association or building owner may then need to retain an engineer to prepare:

• Repair drawings

• Technical specifications

• Permit documents

• Bid packages

• Construction phasing plans

• Temporary shoring designs

• Construction observation reports

The local enforcement agency may establish deadlines for submitting reports, obtaining permits, commencing repairs, and completing the work.

10. How frequently are subsequent Milestone Inspections required?

After the initial Milestone Inspection, qualifying buildings are generally subject to subsequent inspections every 10 years.

The timing may depend on the date of the initial inspection, any previously accepted inspection, and directions issued by the local enforcement agency.

Reserve Studies, Maintenance and Association Responsibilities

11. What is a Structural Integrity Reserve Study?

A Structural Integrity Reserve Study, commonly called a SIRS, evaluates the reserve funding needed for future major repairs and replacement of specified condominium property components.

A SIRS typically considers:

• The condition of each applicable component

• Estimated remaining useful life

• Estimated repair or replacement cost

• Recommended annual reserve contributions

• The relationship between existing reserves and projected needs

Florida law defines a SIRS as a study of the reserve funds required for future major repairs and replacement of condominium property.

12. Which building components may be included in a SIRS?

Depending on the property and statutory requirements, the study may address major components such as:

• Roof systems

• Load-bearing walls and structural systems

• Foundations

• Fireproofing and fire-protection systems

• Plumbing

• Electrical systems

• Waterproofing

• Exterior painting

• Windows

• Other components with significant repair or replacement costs

An engineering evaluation may be necessary to assess the condition and remaining useful life of structural, waterproofing, roofing, or building-envelope components.

13. Is a SIRS the same as a Milestone Inspection?

No. They serve different purposes.

A Milestone Inspection is primarily a structural-safety inspection intended to identify substantial structural deterioration.

A SIRS is a reserve-funding study intended to estimate the cost and timing of major future repairs and replacements.

Although the documents are different, they should be coordinated. A Milestone Inspection may reveal deterioration that changes the remaining useful life or projected cost of a component included in the reserve study.

14. Are Milestone Inspection reports and reserve studies association records?

Florida law generally requires applicable Milestone Inspection reports and Structural Integrity Reserve Studies to be maintained as part of the condominium association’s official records. Certain reports and studies must also be made available to unit owners and prospective purchasers under applicable statutory procedures.

15. Can an association postpone repairs because sufficient reserve funds are unavailable?

A lack of reserve funding does not eliminate the association’s responsibility to address unsafe conditions or required repairs.

If an inspection identifies a safety concern, the association may need to consider:

• Existing reserve funds

• Special assessments

• Financing

• Insurance proceeds

• Construction phasing

• Emergency stabilization

• Prioritization of critical repairs

Florida statutes authorize regulatory action concerning an association’s failure to perform necessary maintenance or repairs recommended by a Milestone Inspection or SIRS.

Engineering, Permitting and Construction Services

16. When is a Florida-licensed engineer required for building work?

Engineering services may be required when a project involves structural analysis, repair design, signed and sealed construction documents, threshold-building inspections, Milestone Inspections, or other work falling within the regulated practice of engineering.

Common examples include:

• Concrete restoration

• Structural modifications

• Balcony repairs

• Garage repairs

• Foundation evaluations

• Load-bearing wall alterations

• Structural steel repairs

• Building-envelope investigations

• Hurricane-resistance upgrades

• Failure investigations

The exact requirement depends on the nature of the project and the local building department’s permitting rules.

17. What is the difference between an engineer and a contractor?

An engineer evaluates technical conditions and develops design or repair recommendations. A contractor performs the construction work.

The engineer may provide:

• Existing-condition assessments

• Structural calculations

• Drawings and specifications

• Permit documents

• Bid assistance

• Construction observation

• Repair-detail clarification

• Payment-application review

• Project closeout assistance

The contractor is responsible for labor, materials, means and methods, scheduling, site safety, and execution of the permitted work.

Keeping engineering and contracting responsibilities separate can provide the owner with independent technical oversight.

18. Does an engineering report automatically serve as a construction permit?

No. An engineering report documents findings and recommendations, but it does not normally authorize construction by itself.

When repairs require a permit, the owner or contractor may need to submit:

• Signed and sealed drawings

• Structural calculations

• Product approvals

• Technical specifications

• Permit applications

• Contractor information

• Special-inspection plans

• Supporting testing reports

Construction should not begin until the required permits and approvals have been obtained.

19. What is a threshold building, and why does that classification matter?

Florida law establishes additional inspection and oversight requirements for buildings meeting the statutory definition of a threshold building.

Threshold projects may require:

• A structural inspection plan

• A qualified special inspector

• Scheduled structural inspections

• Inspection reports

• Deficiency documentation

• A final compliance statement

Because the requirements are project-specific, owners and design teams should determine early whether a building or repair project qualifies as threshold construction.

20. How can RAS Engineering assist with Florida building-law compliance?

RAS Engineering assists condominium associations, HOAs, property managers, apartment owners, hotel operators, commercial property owners, attorneys, and contractors with engineering services related to Florida building safety and code compliance.

Services may include:

• Milestone Inspections

• Structural Integrity Reserve Studies

• Building recertification inspections

• Structural condition assessments

• Concrete restoration engineering

• Parking garage inspections

• Balcony and railing inspections

• Façade inspections

• Roof evaluations

• Waterproofing investigations

• Water-intrusion testing

• Construction-defect investigations

• Repair drawings and specifications

• Permit-support services

• Contractor bid review

• Construction administration

• Special and threshold inspections

• Engineer of Record services

• Capital repair planning

• Second-opinion engineering reports

RAS Engineering helps owners identify deficiencies, understand technical requirements, establish repair priorities, and develop practical plans for maintaining safe and durable Florida buildings.

Speak With a Florida Building Engineer

Florida building laws can involve overlapping requirements from state statutes, the Florida Building Code, local ordinances, permitting authorities, and professional licensing boards. Requirements may also change as statutes and building codes are amended.

Building owners and associations should consult qualified legal counsel regarding legal obligations and retain an appropriately licensed engineer for technical evaluations, inspections, repair design, and construction-related services.

Contact RAS Engineering to discuss your building, inspection requirement, structural concern, code violation, or planned repair project.

Call RAS Engineering: (888) 343-0713
Request Engineering Services: Visit the RAS Engineering contact page.

This page provides general educational information and is not legal advice. Applicability should be confirmed for the specific building, jurisdiction, project scope, and current law.