Condo SIRS & Milestone Basics for Spanish Wells Buyers

Thinking about a condo in Spanish Wells and wondering how SIRs and milestone inspections could affect your purchase price or monthly costs? You’re not alone. Florida strengthened building safety and reserve requirements after 2021, and those changes can influence assessments, timelines, and your comfort level with a building. In this guide, you’ll learn what SIRs and milestone inspections are, when they usually apply, which documents to request, and how to verify records in Lee County before you commit. Let’s dive in.

Why SIRs and milestone inspections matter

Florida updated its condominium law after the Surfside tragedy to add clearer rules for structural safety and long-term reserve planning. The goal is simple: make sure associations inspect buildings at set intervals, address unsafe conditions, and plan funding for critical structural components. When a building reaches a certain age, the association typically must hire a Florida-licensed architect or engineer to inspect and report on structural integrity.

If an inspection identifies hazardous or imminently dangerous conditions, the association may need to notify owners and local officials and take prompt action. Local jurisdictions can add their own timing or documentation requirements, so it’s smart to confirm current rules that apply in Lee County and Bonita Springs.

SIR vs. milestone inspection explained

Milestone inspection scope and purpose

A milestone inspection is a building evaluation by a Florida-licensed architect or engineer that focuses on life safety and structural systems. The inspection typically includes visual and limited testing of foundations or slabs, load-bearing members, columns, beams, exterior structural walls, structural connections, balconies, parking garages, roof structures, and major building envelope items like windows, doors, and waterproofing. The purpose is to highlight immediate safety issues and identify structural deficiencies that require repair, along with recommendations and priorities.

Structural Integrity Reserve Study at a glance

A Structural Integrity Reserve Study, or SIR, pairs engineering insight with financial planning. It outlines the expected useful life, remaining useful life, and estimated costs for major structural and envelope components. It then projects reserve funding needs, so the association can plan contributions and avoid surprise special assessments where possible.

How the two relate

Think of the milestone inspection as the engineering foundation. It reveals what is happening with the building’s structure. The SIR then turns those findings into timelines and dollar amounts for reserves and future projects. Some associations commission both at the same time, while others complete the milestone inspection first and follow with the SIR.

When requirements apply in Spanish Wells

Typical triggers to look for

Across Florida, many buildings that meet certain criteria, often three stories or taller, enter inspection cycles when they reach a milestone age. A common reference point is an initial milestone inspection at or around 30 years, with repeat cycles often every 10 years. Local rules may vary, so treat these as general guidelines rather than exact triggers.

If a building is younger but has visible structural concerns, or if discussion appears in board minutes, an association may commission inspections or an SIR earlier.

What you should verify locally

Every building’s timing depends on its age and characteristics. Confirm the year built for the specific condo building you’re considering by checking county property records. For communities with multiple buildings, each structure may be evaluated on its own schedule. Also check whether Lee County or Bonita Springs has building-safety ordinances that affect timing or reporting.

What to request before you make an offer

Ask for these documents from the seller and the association’s board or management. They help you evaluate structural priorities, reserve funding, and potential assessments.

• Declaration of Condominium, Plat, and recorded covenants. Shows who pays for structural repairs, rules for special assessments, and owner or association responsibilities.
• Bylaws and Rules and Regulations. Explains how decisions are made, notice rules, and voting thresholds for assessments or loans.
• Current budget and most recent financials. Reveals operating income and expenses, including reserve allocations.
• Latest reserve study and any SIR. Shows projected timelines and costs for structural components and the planned reserve funding path.
• Board and owner meeting minutes for the past 2–3 years. Surfaces structural discussions, contractor bids, special assessments, and planned projects.
• Current reserve account statement. Verifies actual reserve balances versus anticipated needs.
• Special assessment history and outstanding obligations. Helps you understand owner impacts and any continuing payment schedules.
• Estoppel letter or payoff statement. Confirms amounts due from the unit for fees and assessments.
• Association insurance certificates and master policy. Review wind or hurricane deductibles and coverage limits for structural events.
• Management and contractor agreements and warranties. Shows transferability of warranties and any major upcoming work.
• Pending litigation and claims. Structural litigation can signal financial exposure or systemic issues.

Engineering and public records to collect

Beyond the association packet, gather engineering and permitting history. These sources can help confirm what work has been done and what is planned.

• Most recent milestone inspection, engineering reports, and SIRs. These are your primary condition documents and repair roadmaps.
• Permits and permit history for major structural work. Verify that significant repairs were permitted and closed with Lee County.
• Repair estimates, proposals, and contracts. Use these to estimate potential special assessments or association loans.
• Letters or affidavits filed with local building officials. If unsafe conditions were found, there may be official notices.
• Reserve expenditure history and capital project records for 5–10 years. Reveals whether major maintenance was deferred.

Public sources to check in Lee County and Florida include the Property Appraiser for year built, the Building Division for permit and inspection records, the Clerk of Court for recorded declarations and litigation, Sunbiz for the association corporation and officers, and Florida licensing boards to verify architects and engineers.

How to read the reports

Immediate vs. near-term and long-term items

Focus first on any immediate or hazardous findings. These can trigger quick action by the association, including notifications and accelerated repairs. Near-term and long-term recommendations inform reserve plans and the timing of future projects.

Estimate ranges vs. firm bids

Engineering reports and SIRs often include order-of-magnitude cost ranges. Once a scope is detailed and permitted, contractor bids may come in higher. Consider escalation, contingency, and permitting fees when estimating total project cost.

Remaining useful life and stacked projects

Look for components with short remaining useful life. When several major items converge in the same time frame, the association may face large combined costs and need to levy an assessment or secure a loan.

Reserve funding level and percent funded

There is no universal safe percentage, but very low reserves relative to projected needs increase the likelihood of future assessments. Compare current balances to the SIR’s projections and ask about the board’s plan to close any gap.

Insurance deductibles and gaps

Review what the master policy covers and the wind or hurricane deductibles. If deterioration or deferred maintenance is not covered, owners may bear a larger share of costs through assessments.

Step-by-step due diligence for Spanish Wells buyers

Follow this checklist to streamline your review and protect your decision-making.

Step 1: Request the association packet early

• Full governing documents (declaration, bylaws, rules)
• Current budget, latest reserve study, latest SIR and milestone inspection
• Meeting minutes for at least the past 24 months
• Insurance certificates
• Estoppel letter and any current special assessment schedules
• Any engineering reports, contractor bids, or owner notices about structural work

Step 2: Review Lee County public records

• Confirm the year built and construction details
• Pull permit history for major structural or envelope work
• Check for recorded liens or notices related to safety
• Search for pending litigation involving the association or contractors

Step 3: Engage professional help for report review

• Have a Florida-licensed structural engineer or architect review the SIR and milestone report
• Ask for clarity on immediate safety items, near-term projects, and deferred maintenance trends
• Confirm what costs may reasonably flow to your unit based on the declaration

Step 4: Run the financial scenarios

• Compare current reserve balances to projected needs in the SIR
• Ask the board how they plan to fund gaps (assessments, loans, deferrals)
• Build scenarios for your potential per-unit share, timing, and payment terms

Step 5: Ask targeted questions of management

• When was the last milestone inspection or SIR, and who prepared it?
• What is the timeline to address the recommended work?
• Are there uncompleted structural repairs from prior reports?
• Have any official notices of unsafe conditions been filed with local agencies?
• What assessments were levied in the past five years and why?

Step 6: Protect your closing

• Require an up-to-date estoppel showing outstanding assessments and the preparation date
• Consider contract language that lets you walk away or renegotiate if new SIR findings or assessments occur before closing
• Ask your attorney about liability for pre-closing assessments and any statutory notice or holdback rules

Costs, timing, and who pays

Associations typically fund the milestone inspection and SIR from operating or reserve accounts. If repairs are required, costs are normally shared by owners as outlined in the declaration. Boards may levy a special assessment or obtain a loan to spread expenses over time.

Costs vary widely by building size and condition. A milestone inspection or engineering report can run from several thousand to the low tens of thousands of dollars. Repair costs range from modest fixes to multi-million-dollar structural projects for larger or older buildings, with the per-unit share dependent on the number of units and the scope of work.

Timelines also vary. Engineering reports may take weeks. Design and permitting can add months. Bidding and contracting often require another 1 to 3 months. Major structural projects can span many months or even years, depending on scope and permitting.

Red flags to pause and probe

• A building at or beyond its milestone age with no documented milestone inspection or SIR
• Recent reports with immediate safety findings and no funding plan
• Repeated or large special assessments in the past 3–5 years
• Low reserve balances compared to the SIR’s projected needs
• Pending litigation related to structural failures or contractor claims
• Board minutes showing disagreement about major projects or funding
• Associations that cannot provide basic records like minutes, budgets, and reports

Local next steps in Lee County

• Verify permit and inspection history with the Lee County Building Division, and confirm that major structural repairs were permitted and closed.
• Confirm the building’s year built and parcel details with the Lee County Property Appraiser.
• Review recorded declarations, liens, and any relevant litigation through the Lee County Clerk of Court.
• Look up the association’s corporation and officers on Sunbiz to identify official contacts.
• Reach out to the association’s management company, or the board if self-managed, to request the full document set.
• Consult a Florida condominium attorney and a Florida-licensed structural engineer with coastal experience to interpret reports and funding scenarios.

Buying a condo in Spanish Wells should feel exciting, not uncertain. With the right documents, a careful reading of the engineering and reserves, and a clear plan for funding, you can move forward with confidence and negotiate from a position of strength. If you would like a guided process and local insight into specific buildings and association practices, our team is here to help.

Ready to talk through a Spanish Wells condo with an expert by your side? Request a Concierge Consultation with Owens Jablonski | Gulf Coast Advisors, and we’ll help you gather the right records, connect with trusted professionals, and navigate negotiations with clarity.

FAQs

What is a milestone inspection for Bonita Springs condos?

• It is an engineer or architect evaluation of a qualifying building’s structural and life-safety systems that identifies immediate safety issues and longer-term repair needs.

Do all Spanish Wells condo buildings require SIRs?

• Requirements depend on building characteristics and age; confirm whether your building meets the criteria and check timing under Florida law and any Lee County rules.

Who pays for SIRs and structural repairs in a condo?

• Associations typically fund inspections and SIRs, while repair costs are shared by owners per the declaration, often through reserves, special assessments, or loans.

How can I estimate my share of a potential special assessment?

• Compare the SIR’s projected costs to current reserves, review allocation rules in the declaration, and ask management for per-unit scenarios and timelines.

What public records should I check in Lee County?

• Verify year built and permit history, review recorded liens or notices, and search for litigation through the Property Appraiser, Building Division, and Clerk of Court.

What is an estoppel letter in a condo purchase?

• It is an association statement that confirms amounts due by the unit, including fees and assessments, which helps you understand obligations before closing.