--- title: "Florida Condo Milestone Inspections & SIRS — Where Exterior Cleaning Fits" url: https://naples-pressure-washing.com/condo-milestone-inspection-sirs-exterior-maintenance/ date: 2026-11-07 modified: 2026-11-08 lang: en author: "" description: "← HOA, Condo & Commercial Board Guide · Milestone Inspections · SIRS Milestone Inspections & SIRS: What Exterior Cleaning Has to Do With It Exterior cleaning is not an inspection..." image: https://naples-pressure-washing.com/wp-content/uploads/2026/11/condo-milestone-inspection-sirs-exterior-maintenance-0-naples-pressure-washing-1024x572.webp word_count: 939 --- # Florida Condo Milestone Inspections & SIRS — Where Exterior Cleaning Fits [← HOA, Condo & Commercial](https://naples-pressure-washing.com/hoa-property-management/) Board Guide · Milestone Inspections · SIRS # Milestone Inspections & SIRS: What Exterior Cleaning Has to Do With It Exterior cleaning is not an inspection and does not count toward a milestone inspection or a structural integrity reserve study (SIRS). What it does is maintain the “waterproofing and exterior painting” component the SIRS must include, and give your engineer clean surfaces to look at. This guide summarizes what Florida law requires and where cleaning fits. 3+Habitable Stories — Milestone & SIRS10 yrsRepeat Milestone Cycle365 daysTo Start Phase Two Repairs ![Clean stucco facade at the base of a Naples condo tower ahead of a milestone inspection](https://naples-pressure-washing.com/wp-content/uploads/2026/11/condo-milestone-inspection-sirs-exterior-maintenance-0-naples-pressure-washing.webp) ## What do milestone inspections and SIRS require? **Milestone inspections** apply to condo and co-op buildings three habitable stories or more, and repeat every 10 years after the first. If a Phase Two report is required, local ordinances must require repairs to begin within 365 days. SB 154 (2023) let local governments accelerate deadlines based on local conditions, including coastal proximity. Your building official and engineer set the exact schedule for your building — confirm it with them rather than relying on a general rule. **The SIRS** must include the roof, structure, fireproofing and fire protection, plumbing, electrical, **waterproofing and exterior painting**, windows and exterior doors, and other items above the threshold HB 913 raised. The visual inspection must be performed or verified by a licensed engineer, architect or certified reserve specialist. Statewide, 8,736 Phase One and 1,575 Phase Two inspections were completed in 2024–2025, with data from only part of the jurisdictions reporting. Under HB 913, boards of non-developer-controlled condos may levy special assessments or obtain loans for maintenance and repairs required by milestone or SIRS reports without prior member approval, and inspectors and contractors bidding on milestone or SIRS work must disclose in writing if they will also bid on the repairs. *Summary, not legal advice — confirm with association counsel.* Where Cleaning Fits**Prep the building for the engineer, and maintain the component you’re reserving for.** Dirt, algae and rust staining can make cracks and spalling harder to see; a washed surface helps. We are not engineers and do not assess structure. ## What should the board ask its engineer about cleaning? ![Florida Condo Milestone Inspections & SIRS — Where Exterior Cleaning Fits](https://naples-pressure-washing.com/wp-content/uploads/2026/11/condo-milestone-inspection-sirs-exterior-maintenance-1-naples-pressure-washing.webp)- Should the building be washed before the inspection, and how far ahead?- Are there areas that should *not* be washed until repairs are done?- Which coatings or sealants on the building need a specific pressure or product?- Will the engineer want a record of what was cleaned and when?We follow the engineer’s answers and note them on the scope. Our role is narrow and clear: maintenance cleaning at low pressure, documented, so the professionals can do theirs. ## How does cleaning fit the reserve plan? Condos must fund reserves for building painting, and the SIRS must include waterproofing and exterior painting. Regular washing doesn’t replace that reserve, but it helps the painted and waterproofed surfaces last toward their expected life, and it gives the board a documented maintenance history for that component. When the reserve specialist visits, a file of dated washing records — building by building — shows the component has been cared for. [Annual plans](https://naples-pressure-washing.com/hoa-exterior-maintenance-plans/) make that file automatic. ## How is pre-inspection washing quoted? Every job is quote-based, with a written scope after a walkthrough. The main factors: - Building height, wall area and access- Areas the engineer wants washed — or left alone- Timing relative to the inspection date[Request a community bid](https://naples-pressure-washing.com/contact/) or call 239-544-1165. ## How should a board sequence cleaning around inspections? Step 1 ### Get the Inspection Date Your engineer or reserve specialist sets the inspection window. Step 2 ### Wash Ahead of It We soft wash the building, walkways and balconies the association maintains a few weeks before, at low pressure. Step 3 ### Engineer Inspects The engineer sees clean surfaces. Our service record lists what was washed and when. Step 4 ### Repairs, Then Paint After repairs, we re-wash before the paint crew if the paint spec calls for it. ## ❓ Frequently Asked Questions ### Does pressure washing count toward our milestone inspection? No. Cleaning is maintenance, not an inspection. A clean surface can help the engineer see cracks and staining, but only a licensed professional performs the inspection. ### Is exterior painting part of the SIRS? Yes. HB 913 lists “waterproofing and exterior painting” among the required SIRS components, alongside the roof and structure. ### Does our two-story building need a SIRS? SIRS applies to buildings three habitable stories or higher. Confirm your building’s status with association counsel. ### When is our milestone inspection due? It depends on your building’s age, height and location, and local governments may accelerate deadlines. Ask your local building department and engineer; repeat inspections follow on a 10-year cycle. ### Can we pay for cleaning or painting out of SIRS reserves? Painting is a reserve component; whether a particular cleaning invoice can come from reserves is a question for your reserve specialist and counsel. ### Will dirty stucco hide deterioration from the engineer? It can make cracks, rust staining and spalling harder to see. That is why many boards wash before the inspection. ### Can the board special-assess for SIRS-required work without a vote? HB 913 allows boards of non-developer-controlled condos to levy special assessments or obtain loans for work required by milestone or SIRS reports without prior member approval. Confirm with counsel. ### What changed under HB 913? Among other things: SIRS applies to buildings three habitable stories or higher, the “other items” threshold went up, boards gained assessment and loan authority for required work, and bidders must disclose if they will also bid on repairs. ### Does a Phase Two finding mean we can’t wash the building? Not necessarily, but ask your engineer first. Some damaged areas should not be washed until repaired. ### Who can perform the visual inspection? A licensed engineer, architect or certified reserve specialist must perform or verify the SIRS visual inspection. ## 🔗 Related [Condo Building Washing Naples](https://naples-pressure-washing.com/condo-building-washing-naples/)[HOA Exterior Maintenance Plans](https://naples-pressure-washing.com/hoa-exterior-maintenance-plans/)[Contact](https://naples-pressure-washing.com/contact/) ## Request a community bid Free written proposal, COI and W-9 on request, one invoice for every building. 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