“SB 4-D” remains common shorthand, but Florida’s current milestone-inspection and structural-integrity-reserve-study framework has changed since the original 2022 law. A board-ready roof file keeps the statutory inspection, SIRS, and contractor scope separate—and coordinated.
Critical role boundary: Ocean Group Construction is a roofing/construction contractor. OGC does not perform or sign statutory milestone inspections, does not provide a SIRS, and does not offer legal or engineering advice. This guide does not replace the association’s attorney, architect/engineer, reserve professional, local enforcement agency, or governing documents.
The same roof can appear in several files for different reasons. One document does not automatically replace another.
Florida Statutes §553.899 defines this as a structural inspection for covered condominium and cooperative buildings, performed by a Florida-licensed architect or engineer—or a team with one in responsible charge.
For covered residential condominium buildings, §718.112 includes the roof among the items addressed by a structural integrity reserve study and sets performer, content, update, distribution, and funding rules.
The contractor’s file translates known roof conditions and professional recommendations into a defined construction scope within the contractor’s licensed trade.
Keep the author, legal purpose, output, and next action visible in the board packet.
A statutory structural inspection under §553.899. The signed and sealed report belongs to the architect/engineer—not the roofing contractor.
OGC role: price and perform an agreed roof scope; provide roofing information to the board’s professionals.A budget-planning study under §718.112. The roof is one required item for covered buildings, alongside other statutory components.
OGC role: provide property-specific roofing scope and proposal information; not replace the SIRS.Observed roof conditions, defined areas, details, quantities, logistics, pricing, alternates, exclusions, warranty path, and closeout.
OGC role: develop and perform the contracted roofing work within its licensed scope.DBPR likewise distinguishes a milestone inspection from a SIRS: the former is a structural inspection; the latter is a reserve-planning tool. Review the DBPR condominium FAQ.
Florida law separates observations, substantial structural deterioration, contractor scope, and professional closure. A roof leak or visible imperfection is not automatically “substantial structural deterioration”; that determination belongs to the milestone architect or engineer.
If phase one identifies substantial structural deterioration, §553.899 requires a phase-two inspection. The architect or engineer defines the structural finding, any further investigation, and recommended repairs. Confirm the report’s meaning and required next step with that professional.
There is no universal statewide “90-day roof correction” deadline in §553.899. The local governing body must set a timeframe to schedule or commence repairs for substantial structural deterioration identified in a phase-two report, and the statute requires commencement within 365 days after receipt of that report; a local ordinance may require an earlier date. Confirm the controlling deadline with the local enforcement agency, the association’s engineer, and its attorney.
OGC can review roof-related items assigned to the contractor and develop a property-specific scope covering areas, details, access, phasing, allowances, permits, and closeout. OGC does not determine structural compliance, perform or sign the milestone inspection, provide a SIRS, or give legal or engineering advice.
DBPR states that completed repairs must be reinspected by a professional and documented in an amended report. Contractor closeout does not replace that professional acceptance. Separately, the association must handle the report-summary distribution, posting, website, SIRS, funding, and meeting requirements that apply to it. Confirm each legal and engineering step with the association’s attorney and responsible professionals.
The objective is not more paper. It is one traceable record showing which professional said what, what the contractor is pricing, and what the board approved.
Record the certificate-of-occupancy date, building height, ownership form, local notice, milestone and SIRS status, budget cycle, and meeting dates. Have counsel and the responsible professionals confirm applicability and deadlines.
Collect the governing responsibility matrix, professional reports, permits, contracts, warranties, drawings, closeout, repair history, leak logs, labeled photos, proposals, and board records. Preserve every report’s assumptions and limits.
Crosswalk each source document to the roof section, finding, responsible professional or party, scope action, and closure evidence. Resolve mismatches before asking the board to choose a contractor.
Require every bidder to address the same roof areas, inclusions, alternates, allowances, unit rates, schedule assumptions, resident protections, warranties, exclusions, permit/design responsibilities, and closeout documents.
Minutes and owner communications should distinguish what the architect/engineer determined, what the SIRS professional estimated, what the roofing contractor observed and offered, what the board approved, and what remains contingent.
These blank fields are organizing tools only. They do not calculate deadlines or determine legal applicability.
Confirm every date with the responsible professional, local agency, and counsel.
Resolve conflicting roof names or quantities before the vote.
| Source / date | Roof section | Finding | Responsible party | Scope / closeout action |
|---|---|---|---|---|
| [DOCUMENT] | [AREA] | [FINDING] | [PARTY] | [ACTION] |
| [DOCUMENT] | [AREA] | [FINDING] | [PARTY] | [ACTION] |
| [DOCUMENT] | [AREA] | [FINDING] | [PARTY] | [ACTION] |
| [DOCUMENT] | [AREA] | [FINDING] | [PARTY] | [ACTION] |
Which document created the need: milestone report, SIRS, leak history, warranty issue, or a separate professional evaluation?
Does the proposed scope address every roof item assigned to the contractor?
Is any structural, deck, drainage, code, or design question still assigned to the architect or engineer?
Are roof sections and quantities consistent across reports, the bid form, and each proposal?
Are concealed conditions handled by testing, allowances, or unit rates?
What resident, parking, access, noise, odor, interior, and weather protections are included?
Which permits, product approvals, inspections, manufacturer documents, and closeout records are required?
Does the funding decision align with the current SIRS and advice from the association’s financial and legal professionals?
Who will verify completion of each required item?
What will owners receive, and when?
No blanket roof-replacement requirement appears in the cited framework. Covered buildings have inspection and reserve-study obligations, while property-specific reports, conditions, governing documents, applicable code, and professional recommendations shape the actual roof scope.
No. OGC does not perform or sign statutory milestone inspections. Under §553.899, a milestone inspection must be performed by a Florida-licensed architect or engineer, or a team under one in responsible charge, with required work signed and sealed by the appropriate qualified team member.
No. Roofing documentation may support planning, but it does not replace the association’s SIRS or the current statutory performer and verification requirements.
Yes, for covered residential condominium buildings, §718.112(2)(g) lists the roof among the required items.
The general rule is by December 31 of the year a covered building reaches 30 years based on the certificate of occupancy, then every 10 years. A local enforcement agency may require 25 years based on local circumstances. Extensions, exemptions, transitional deadlines, and local requirements need fact-specific confirmation.
Not by itself. Follow the architect or engineer’s report, local enforcement requirements, current law, and any reinspection or amended-reporting requirements. Contractor closeout is not statutory professional acceptance.
Florida’s framework has been amended since the original 2022 legislation. These official sources were reviewed for this guide on November 10, 2026.
OGC can review the roofing file, walk the defined roof areas, and prepare a property-specific roofing scope or proposal. Keep the association’s architect or engineer, SIRS professional, attorney, manager, and local enforcement agency in their proper roles.
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