Do I need to see the milestone inspection before buying a condo?

You should. If the building is old enough to need one, ask for the phase one and any phase two report, the repair plan and its cost. They decide much of what you will pay after closing.

What is a SIRS and why does it matter?

A structural integrity reserve study: a report on the major structural components that sets what the association must save to repair or replace them. Underfunded reserves become higher dues or special assessments.

Can I get a mortgage on any oceanfront condo?

Not always. Lenders approve the building as well as you, and some buildings are ineligible for conventional loans. Consult a mortgage lender about the building before you sign.

Buying an Oceanfront Condo in Florida: Check the Building First

Revisado por Tyson E. Sam, fundador e corretor responsável da BreakThru Realty, Florida, licença 3565210

Published November 1, 2026

A resposta curta

On the ocean, the building is the purchase. Salt air and storms age concrete, balconies and windows faster, and Florida now requires milestone inspections and structural reserve studies that can lead to repairs, higher dues and special assessments. Read the building's inspection reports, reserve study, budget and minutes before you fall for the view.

The Milestone Inspection

Condominium buildings three habitable stories or taller need a milestone structural inspection by December 31 of the year the building turns 30, and every ten years after; a local building department may require the first one at 25 years based on local conditions such as proximity to salt water. Phase one is a visual review by an engineer or architect; phase two follows if they find substantial structural deterioration, and repairs must begin within a set time. Ask for the reports and the summary the association must give owners.

The Structural Integrity Reserve Study

The same buildings must have a structural integrity reserve study covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors, repeated every ten years. Owners can no longer vote to waive or reduce reserves for those items in budgets adopted since December 31, 2024. A building that has underfunded reserves will fund them through higher dues, a special assessment or a loan; the study tells you which is coming.

Special Assessments and the Minutes

Ask in writing for every special assessment levied or under discussion, the amount per unit and the payment schedule. The board minutes for the last two years show what the board is planning better than any summary. Your contract decides who pays an assessment levied before closing; read that clause.

Insurance and Monthly Cost

The association's master policy covers the building's structure and wind, and its premium is part of your dues; on the ocean it is a large share. You insure your interior and contents. Add dues, taxes at your purchase price, your own policy and any assessment payments to see the true monthly cost, and compare the last three budgets to see how fast dues have risen.

Rental Rules

Oceanfront condos attract buyers who plan to rent seasonally. The declaration decides whether you can lease, how often, for how long and after how long an ownership period, and some buildings ban short stays outright. Confirm the rules before you make an offer if rental income is part of the plan.

Financing the Unit

Lenders review the building as well as the buyer. Low reserves, unfinished structural repairs, litigation, a high share of rented units or a pending assessment can make a building ineligible for conventional loans, leaving cash or portfolio lenders. Consult a mortgage lender about the specific building early.

Beach, Storms and Access

Check the building's beach access, the condition of the dune, the hurricane shutters or impact glass, the generator and the elevators' storm plan. Ask how the building came through recent storms and what was repaired.

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Thinking About Selling Your Oceanfront Condo?

Oceanfront buyers search by building, view line, floor plan, price range, amenities and the building's inspection and reserve status. Some of the buyers working with BreakThru Realty have told us exactly which buildings and exposures they want. If you own a residence on the ocean, find out whether it matches what one of them is looking for before you list.

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.