Pompano Beach · Condo due diligence
Pompano Beach Condo Due-Diligence Guide: Milestone Inspections, SIRS Reserves and What to Check Before You Buy
In Pompano Beach, the view is the easy part. Along the A1A corridor, in the beachfront and Intracoastal buildings and out in Palm Aire, the bigger questions sit in the building's paperwork: its inspections, its reserves, its insurance and its rules.
- Milestone inspections
- SIRS reserves
- Assessments, insurance and financing
Before you close
Why do the building's documents matter before you buy?
Because two units with the same view can carry very different costs. The building's inspections, reserves and insurance shape your monthly dues, your future assessments and whether a lender will finance the purchase.
Florida's condo laws have changed how those documents read, and today's buyers, sellers and lenders are reading them more closely than ever. This guide walks through the five areas I review with clients before a purchase is final: milestone inspections, the Structural Integrity Reserve Study (SIRS), special assessments, insurance and financing. Most of these documents arrive once you're under contract, not before a showing, and not every seller shares them upfront. Florida gives resale buyers a review period after they receive them, and that window is where this checklist does its work. It is written for buyers arriving for the season, investors and owners preparing to sell.
As someone who owns and operates a vacation rental in Pompano Beach, I've learned that the property is only part of the decision. The association, its documents and its rules do the rest. Reading them carefully, inside that review window, is what turns a well-priced unit into a well-positioned one.
01 · Milestone inspections
What is a milestone inspection, and does my building need one?
A milestone inspection is a structural safety inspection required under Florida law for residential condominium buildings three or more habitable stories tall. Statewide, the first is due by the end of the year a building turns 30, then every 10 years, and Broward County's program begins at 25.
What it is. Under Florida Statute 553.899, the association must hire a Florida-licensed architect or engineer to inspect the building's structure. The inspection has two phases:
- Phase 1A visual examination of the building's habitable and non-habitable areas, including its major structural components, with a qualitative assessment of its condition.
- Phase 2Required only if Phase 1 finds signs of substantial structural deterioration. It may include testing, and it recommends a program for assessing and repairing the affected areas. Required repairs must begin within 365 days after the local building department receives the Phase 2 report.
Why Pompano Beach is different. State law sets 30 years as the baseline and lets local building officials require the first inspection at 25 years based on local conditions, such as proximity to salt water. Broward County's Building Safety Inspection Program, enforced in Pompano Beach by the city's building department, calls for an initial inspection at 25 years and every 10 years after that, and it incorporates the state's Phase 1 and Phase 2 requirements. Many A1A and Intracoastal buildings are well past that age.
What to ask for
- The inspector-prepared summary of the most recent milestone inspection (sellers must provide it with the resale disclosure documents)
- The full Phase 1 report and, if one was required, the Phase 2 report
- The repair schedule, the contractor's status and the permits for any recommended work
- Confirmation from the City of Pompano Beach building department that the building's inspection is on file and current
Red flags
- A Phase 2 report with repairs not yet started, or no clear timeline to finish them
- An inspection that is overdue, or a building that "isn't sure" whether it applies
- Recommended repairs with no funding plan in the budget or reserves
02 · The reserve study
What is a SIRS, and why does it matter when buying a condo?
A Structural Integrity Reserve Study (SIRS) is a reserve study, based on a visual inspection, that estimates the remaining life and replacement cost of a building's most critical components and sets how much the association must save for them. It tells you whether the building is planning for its future or deferring it.
What it covers. Florida Statute 718.112(2)(g) requires a SIRS at least every 10 years for residential condominium buildings three or more habitable stories tall. The study covers the roof, structure and load-bearing walls, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over the state's cost threshold (currently $25,000, adjusted for inflation) whose failure would affect those components.
The funding rules. For buildings required to have a SIRS, owners can no longer vote to waive or reduce reserves for these components. The law now allows associations to fund them through regular assessments, special assessments, or a loan or line of credit, with owner approval and other conditions. An association that has completed its milestone inspection may also pause or reduce reserve contributions for a limited period, with owner approval, so it can fund the repairs that inspection identified first.
What an underfunded reserve means for a buyer. The gap doesn't disappear. It typically shows up later as higher monthly dues, a special assessment or association debt, and it can affect whether a lender will approve the building.
What to ask for
- The most recent SIRS (sellers must provide it with the resale disclosure documents)
- The current annual budget, to compare actual reserve contributions with the SIRS funding plan
- Any line of credit or loan the association uses for reserves, and the terms
- Whether a reserve pause is in place, and when full contributions resume
Red flags
- No SIRS, or a statement that one hasn't been completed
- A budget that funds less than the SIRS recommends
- Large components (roof, windows, concrete restoration) near the end of their useful life with little set aside
03 · Special assessments
How do I find out if a condo building has a special assessment coming?
Ask for approved assessments in writing, then read the documents that predict the next one: board meeting minutes, the budget, the milestone inspection and the SIRS. Most assessments are discussed long before they're voted.
What it is. A special assessment is a charge to owners beyond regular dues, often for repairs, reserve shortfalls or insurance costs. Since July 1, 2025, Florida law allows a board to levy special assessments and obtain loans for repairs required by a milestone inspection or SIRS without prior owner approval, even where the governing documents would otherwise require it.
Why it matters. An assessment can change the economics of a purchase overnight. Who pays it, buyer or seller, is a point to address in the contract with your attorney.
What to ask for
- A list of current and approved special assessments, the amount per unit and the payment schedule
- Board meeting minutes from the past 12 to 24 months
- The estoppel certificate, which shows amounts owed on the unit
- Notices of any upcoming owner meetings or votes
Red flags
- Minutes that mention engineering reports, concrete work, roof replacement or insurance shortfalls without a funding decision
- A gap between the SIRS funding plan and the budget
- New or pending association loans
- A seller who is unsure about upcoming votes
04 · Insurance
What's the difference between the master policy and my HO-6 policy?
The association's master policy insures the building and common elements. Your unit-owner (HO-6) policy covers what's inside your unit and your share of certain losses. You need to understand both before you can estimate your true cost of ownership.
The master policy. Florida law requires associations to insure the condominium property based on replacement cost, using an independent appraisal or update at least every 36 months. Its premium is built into your dues, and its deductible matters: if a storm claim falls within the deductible, owners may share the cost through an assessment.
Your HO-6 policy. This typically covers interior finishes and improvements, personal property, liability and loss-assessment coverage for your share of certain association losses. Flood coverage is usually separate.
How building age and condition affect coverage. Insurers look closely at a building's age, roof, wind protection and maintenance history. Florida law now also bars Citizens Property Insurance from issuing or renewing coverage for condominium associations and unit owners in buildings that haven't completed a required milestone inspection or SIRS. For older coastal buildings, documented compliance can affect both premiums and availability.
What to ask for
- The master policy declarations page: carrier, coverage, wind and named-storm deductibles, renewal date
- The most recent replacement-cost appraisal
- An HO-6 and flood quote from your own insurance agent, based on the specific unit and building
Red flags
- A large premium increase or carrier change at the last renewal
- A deductible far above what the reserves could absorb
- Coverage written through a market of last resort because standard carriers declined
05 · Financing
Can I get a conventional mortgage on any Pompano Beach condo?
No. Conventional lenders review the building as well as the buyer, and a building with unresolved critical repairs, weak reserves or insurance gaps may not qualify. Ask your lender to confirm the building early.
Why some buildings aren't approved. Fannie Mae and Freddie Mac set the project standards most conventional lenders follow. Buildings that need critical repairs or have significant deferred maintenance are generally ineligible until the work is complete, and some buildings carry an "unavailable" status that blocks conventional financing entirely. Since August 3, 2026, most established buildings with more than 10 units go through a full review of their budget, reserves, insurance, litigation and special assessments. The minimum reserve allocation lenders look for is also set to rise for loan applications dated on or after January 4, 2027.
Why it matters early. If a building doesn't qualify, buyers may need a portfolio or non-conventional loan, a larger down payment or a cash purchase. Learning that late can cost time, deposits and negotiating position.
What to ask for
- Your lender's confirmation of the building's eligibility before your review period ends
- The association's completed lender questionnaire
- Any pending litigation involving the association
Red flags
- A listing marked "cash only" without explanation
- Recent sales in the building that all closed without financing
- A lender who can't confirm eligibility until the last days of the contract
Your review window
How long do I have to review the condo documents?
For resale contracts signed on or after July 1, 2025, Florida law gives buyers seven days, excluding weekends and legal holidays, after receiving the required documents to cancel the contract.
Those documents include the governing documents, budget and financial statement, the milestone inspection summary, the turnover inspection report if applicable, and the most recent SIRS. Request them as soon as your contract is signed so the review window works for you, and plan your lender and insurance checks inside it.
Checklists
Buyers review before they close. Owners prepare before they list.
Buyer checklist
- Milestone inspection summary, full reports and repair status
- Most recent SIRS and current budget, compared side by side
- Current and approved special assessments, in writing
- Board minutes from the past 12 to 24 months
- Master policy declarations page and deductibles
- Your own HO-6 and flood insurance quotes
- Lender confirmation that the building qualifies
- Rental rules: minimum lease terms, approval process and any limits on leasing frequency
- Estoppel certificate and pending litigation
- Your seven-day document review deadline, on the calendar
Owner checklist: preparing to sell
- Gather the disclosure package before listing: governing documents, budget, milestone inspection summary, SIRS and any turnover report
- Know the status of every milestone repair and its funding
- Confirm current and approved assessments, and decide how you'll address them in the contract
- Request the master policy declarations page so buyers can quote insurance quickly
- Ask your association whether the building is currently eligible for conventional financing
- Price candidly against recent sales in your building and comparable buildings, accounting for its documents as well as its finishes
- Present what's strong: a current inspection, a funded SIRS and a clean insurance history are real advantages in this market
The printable guide
Know the building before you buy.
Get the Pompano Beach Condo Due-Diligence Guide: a printable checklist covering milestone inspections, SIRS reserves, special assessments, insurance and financing.
Common questions
Pompano Beach condo FAQs
Do Pompano Beach condos need a milestone inspection?
Yes, if the building is a residential condominium three or more habitable stories tall and has reached the required age. In Broward County, including Pompano Beach, the Building Safety Inspection Program calls for the first inspection at 25 years and every 10 years after that. Statewide, the milestone inspection baseline is 30 years.
What is a SIRS and why does it matter when buying a condo?
A SIRS is a Structural Integrity Reserve Study. It estimates the remaining life and replacement cost of a building's critical components, such as the roof, structure, plumbing, electrical and windows, and sets the reserves the association must fund. A building that underfunds its SIRS often passes the difference to owners later through higher dues or assessments.
How do I find out if a condo building has a special assessment?
Ask the seller and the association for current and approved assessments in writing, and review the estoppel certificate. Then read the board meeting minutes, the budget, the milestone inspection and the SIRS. Those documents usually point to an assessment well before it's voted.
Can I get a conventional mortgage on any Pompano Beach condo?
No. Conventional lenders review the building's finances, reserves, insurance and repair needs. Buildings with unresolved critical repairs or other eligibility issues may not qualify, so ask your lender to confirm the building early in the process.
What's the difference between a milestone inspection and a SIRS?
A milestone inspection is a structural safety assessment of the building's current condition. A SIRS is a financial plan for maintaining and replacing the building's critical components over time. One tells you how the building is doing today; the other tells you how it's preparing for tomorrow.
Can a condo association still waive reserves for SIRS items?
Not for the components a SIRS covers, in buildings required to have one. Associations can fund those reserves in several ways, including assessments, loans or lines of credit, and may pause contributions for a limited time after a milestone inspection with owner approval. Ask the association which approach it's using.
Where can I find a building's milestone inspection report?
Start with the seller, who must provide the inspector-prepared summary with the resale disclosure documents, and the association, which keeps the reports in its official records. The City of Pompano Beach building department can also confirm whether a building's inspection is on file.
How long do I have to review condo documents after signing a contract?
For resale contracts signed on or after July 1, 2025, Florida buyers generally have seven days, excluding weekends and legal holidays, after receiving the required documents to cancel the contract. Your attorney can confirm how the timeline applies to your contract.
Sources: Fla. Stat. 553.899 · Fla. Stat. 718.112 · Fla. Stat. 718.503 · HB 913 (2025) · Broward BORA Building Safety Inspection Program · City of Pompano Beach Building Safety Inspection Program · Fannie Mae LL-2026-03
More from Tina: Pompano Beach real estate · Investing in South Florida · Selling your home · Relocating to South Florida
Next step
Weighing a specific building?
If you're weighing a specific building, I'm happy to walk through its documents with you, from the inspection reports to the reserve study and the insurance.
Tina Cappiello | Real Estate Advisor | Compass
954-478-0547 | TinaCappiello.com
This guide explains general information about Florida condominium requirements. It is not legal, tax, insurance or lending advice. Please consult your association, a Florida real estate attorney, a licensed insurance agent and your lender about a specific property.
Licensed Florida Real Estate Broker · BK3415275 · REALTOR®
This guide is general information for people considering buying or selling a condominium in South Florida. It is not legal, tax, insurance or financial advice. Condominium laws, association rules, insurance requirements and lending standards change and vary by building, so verify anything relevant to a specific property before relying on it. Tina Cappiello is a Real Estate Advisor affiliated with Compass. Compass Florida, LLC d/b/a Compass is a licensed real estate broker and abides by equal housing opportunity laws.