South Florida · Miami-Dade · Broward · Palm Beach
Get your building compliant. Get matched with vetted South Florida pros.
Milestone inspections, SIRS, concrete restoration, special-assessment financing and condo legal help — one specialist place that answers: what does my building need, by when, who can do it, and how do we pay for it?
Get 3 Free Quotes Free Compliance Checker
No generic vendor list. Every pro is license-checked before they are shown as verified.
Deadline
60-second Compliance Checker
Enter your building's year, stories and coast distance. Get a plain-English status — likely due, overdue, or next due — plus a next-step checklist.
Educational information only — not legal or engineering advice. Confirm requirements with a licensed Florida engineer and your association attorney.
What does your building need?
Milestone Inspections
Phase 1 visual milestone inspections — and Phase 2 testing when substantial deterioration is found — performed by a Florida-licensed engineer or architect under Fla. Stat. 553.899.
SIRS / Reserve Studies
Structural Integrity Reserve Studies that price the roof, structure, fire protection, plumbing, electrical, waterproofing, windows and more — with a baseline funding plan Florida law now requires.
Concrete Restoration
Spall repair, slab and balcony restoration, post-tension work and structural concrete repair — the work milestone findings most often trigger, and usually the largest line item a board will ever approve.
Special-Assessment Loans & Financing
Association loans and lines of credit that spread a special assessment over years instead of one painful lump sum — from lenders and banks that specialize in community associations.
Condo Association Attorneys
Florida community-association counsel for compliance questions, assessment collection, construction contracts and the legal side of milestone and SIRS decisions. Attorney listings on this site are flat-fee advertising only.
Waterproofing & Exterior Painting
Building-envelope waterproofing, sealants, coatings and exterior painting — a required SIRS component and the first line of defense against the water intrusion that corrodes South Florida concrete.
Roofing
Roof replacement and major repair for condominium buildings — the first component listed in every SIRS and often the first major reserve expense a board must fund.
Windows & Impact Glass
Impact windows, sliding doors and exterior-door replacement at building scale — a named SIRS component and a major driver of insurance credits and owner assessments.
Insurance & Risk
Brokers who specialize in Florida condominium association master policies — property, wind, flood, D&O and the underwriting questions milestone and SIRS reports now trigger.
Property Management (LCAM)
Licensed community association managers and management companies that run the compliance calendar — inspections, reserve funding, assessments and vendor coordination — for boards that cannot do it alone.
Built for South Florida's three counties
Miami-Dade County
Miami-Dade holds the densest concentration of aging coastal high-rises in Florida — including the Surfside corridor where the modern compliance era began. Local enforcement in cities like Miami Beach, Sunny Isles and Surfside has been among the most active in the state on milestone filings.
Broward County
Broward's oceanfront condo stock — Galt Ocean Mile, Hollywood Beach, Pompano — is dominated by 1970s and 1980s towers now deep into milestone, Phase 2 and concrete-restoration work. Broward boards are among the most active in Florida on special-assessment financing.
Palm Beach County
Palm Beach County pairs older oceanfront towers in Boca Raton, Highland Beach and Delray with a large stock of 1980s–90s mid-rise communities inland. Reserve funding discipline and insurer pressure, as much as milestone deadlines, are driving board decisions here.
How it works
Check your building
Run the free Compliance Checker for a plain-English status and checklist based on your building's age, height and location.
Tell us the project
One short form: project type, county, urgency and deadline. Uploads of reports come at launch.
Get up to 3 quotes
At launch, up to 3 vetted local pros respond — license verified, insurance on file. You compare and choose. No obligation.
Founding Partners — recruitment open
We are signing the first 15 Founding Partners: Premium placement and features at $299/mo locked for 12 months — max 2 partners per category, per county, so early partners are not crowded out. License and insurance verification required before listing.
For property managers
One LCAM can carry 20–50 buildings' deadlines. Our manager program (at launch) tracks every building's milestone and SIRS calendar and requests quotes across a portfolio at once.
Frequently asked questions
What does my building need, by when?
For most South Florida condo and co-op buildings three or more stories tall: a milestone inspection at 30 years of age (possibly 25 near the coast, where the local agency requires it), recurring every 10 years, and a Structural Integrity Reserve Study (SIRS) — whose initial deadline was December 31, 2025, with a coordination window ending December 31, 2026. Run the free Compliance Checker for your building's plain-English status.
Is the Compliance Checker legal advice?
No. It is an educational estimate based on the information you enter and the public rules summarized on this site. Only a licensed Florida engineer and your association attorney can confirm your building's obligations.
How does getting quotes work?
Tell us the project and your county. At launch, requests are matched to at most 3 vetted, verified pros in that category and county — never sold to a long list. Quote requests open at launch; forms do not submit yet.
How are pros vetted?
Florida license verification against state records, insurance on file, and business registration checks — performed before a pro is listed as verified. See our About / Trust & Vetting page for the full checklist.
We already missed a deadline. Is it too late?
No — but act now. Overdue buildings are exactly who the catch-up, Phase 2, repair and financing pros on this site serve, and lenders and insurers will ask about your status either way.