PINELLAS GULF BEACHES
Condos With SIRS and Milestone Done
Two reports matter more than the view. Here is where they stand, building by building, as of October 2026.
Quick answer
As of October 2026, four Pinellas Gulf-front buildings show both a filed Structural Integrity Reserve Study (SIRS) and a completed milestone inspection: Redington Place in Redington Beach, Reflections on the Gulf in Indian Rocks Beach, Surfside Tower in Madeira Beach, and Emerald Isle in North Redington Beach. Several more have a SIRS on file with milestone status not yet confirmed. A filed SIRS is not the same as a funded one, so read the study next to the budget before you write an offer.
Which Buildings Have Both Reports Complete?
These four buildings show a SIRS filed with the state and a completed milestone inspection per current listing disclosures. That combination usually means fewer surprises for you, your lender, and your insurer.
| Building | Beach Town | Status |
|---|---|---|
| Redington Place | Redington Beach | SIRS filed, milestone completed |
| Reflections on the Gulf | Indian Rocks Beach | SIRS filed, milestone completed |
| Surfside Tower | Madeira Beach | SIRS filed, milestone completed |
| Emerald Isle | North Redington Beach | SIRS filed, milestone completed |
Which Buildings Have a SIRS Filed but No Confirmed Milestone?
These buildings show a SIRS in the state database. Milestone status was not confirmed as of October 2026, which does not mean the inspection is missing. It means nobody has published it where a buyer can see it, so you have to ask the association.
| Building | Beach Town |
|---|---|
| Redington Towers 1 | Redington Shores |
| Redington Towers 2 | Redington Shores |
| Redington Towers 3 | Redington Shores |
| The Breakers | Redington Beach |
| Beach Palms | Indian Shores |
| Gulf Shores | Indian Shores |
| Gulf Belleair Beach | Belleair Beach |
| Montmartre | Belleair Beach |
| Gulf Mariner | Redington Shores |
| Tides Beach Club | North Redington Beach |
This page does not list buildings as missing a SIRS. The state database is self-reported, a blank entry is not proof of anything, and you deserve a real answer from the association rather than a guess from a website.
What Is a SIRS?
A Structural Integrity Reserve Study is a reserve study Florida law requires for condo buildings three or more habitable stories. It prices out the big-ticket parts of the building and says how much the association should be setting aside, so owners are not hit with a surprise special assessment. Under HB 913 (2025), SIRS reserves cannot be waived.
- ✓Roof
- ✓Structure, including load-bearing walls
- ✓Fireproofing and fire protection systems
- ✓Plumbing
- ✓Electrical systems
- ✓Waterproofing and exterior painting
- ✓Windows and exterior doors
- ✓Any other item with a replacement cost over $25,000 (the threshold adjusts annually)
The original SIRS deadline was December 31, 2025. Buildings pairing the SIRS with a milestone inspection due in that window have until December 31, 2026. Full detail on the deadlines is on the Florida condo rules for buyers page.
What Is a Milestone Inspection?
A milestone inspection is a structural inspection performed by a licensed engineer or architect. Florida requires it for condo buildings of three or more habitable stories by December 31 of the year the building turns 30, and then every 10 years after that.
A local building official can require the inspection at 25 years when conditions warrant it, and salt water exposure is exactly the kind of condition they look at on the Gulf. The automatic coastal 25-year trigger that used to apply statewide was removed in 2023, so on these beaches the answer now depends on the building and the local official.
If a milestone inspection moves to Phase 2, the repairs it identifies must begin within 365 days. That is the sentence that turns an inspection report into a funding question, and it is the one to look for in the board minutes.
Why Is a Filed SIRS Not the Same as a Funded One?
Filed means studied and reported. Funded means the money is being collected.
An association can have a clean SIRS on file and still be underfunded for the work in it. HB 913 lets associations pay for SIRS items with loans, lines of credit, or special assessments approved by a majority of owners. Any of those three can land on your statement after closing.
Read the study against the budget. If a proposed budget exceeds 115 percent of the prior year, the board has to prepare a substitute budget that strips out discretionary spending, which tells you the increase is being driven by required items.
Then pull the last 12 months of board minutes. Assessments get discussed for months before they get voted on, and the minutes are where you see it coming. Associations with 25 or more units must keep governing documents, budgets, financials, insurance policies, contracts, and 12 months of minutes on a website or owner portal.
Two more things worth checking on these beaches: some buildings carry storm-related special assessments, and some monthly fees do not include building insurance. Both change your real monthly cost and neither one shows up in the listing price. The Gulf beach condo market report covers what fees and pricing look like right now.
Get the Full Report on Any Building
Before you write an offer, Barrett pulls the condo docs, the SIRS, the milestone report, the insurance, and recent sales for the building you are looking at, then walks you through what the numbers actually say.
SIRS and Milestone Questions Buyers Ask
Which Gulf-front condo buildings have both a SIRS and a milestone inspection done?
As of October 2026, four buildings show a filed SIRS and a completed milestone inspection: Redington Place in Redington Beach, Reflections on the Gulf in Indian Rocks Beach, Surfside Tower in Madeira Beach, and Emerald Isle in North Redington Beach. That comes from the DBPR SIRS reporting database combined with listing disclosures, so confirm it with the association before you rely on it.
Does a filed SIRS mean the reserves are funded?
No. Filing a Structural Integrity Reserve Study tells you the association studied the building and reported the study. Funding is a separate question answered by the budget. Read the study next to the current budget to see whether the association is actually collecting what the study says it needs, and ask whether any items are being funded by a loan, a line of credit, or a special assessment instead.
Can I look up a building's SIRS myself?
Yes, for the SIRS. The Florida Department of Business and Professional Regulation keeps a public SIRS reporting database, though the entries are self-reported by associations. There is no public statewide database of milestone inspections, so milestone status has to come from the association, the listing disclosure, or the local building official.
What should I ask for before making an offer on a Gulf-front condo?
Ask for the SIRS, the milestone inspection report and any Phase 2 findings, the current budget and reserve balances, the master insurance policy with the per-unit deductible, the recorded declaration and current rules, and the last 12 months of board minutes. Associations with 25 or more units are required to keep these on a website or owner portal.
Why do lenders care about SIRS and milestone reports?
A lender is underwriting the building as well as the buyer. Unfunded structural work, pending special assessments, or an incomplete milestone inspection can make a project ineligible for financing. Fannie Mae also retired Limited Review for established projects over 10 units for loan applications dated on or after August 3, 2026, which means full project review and more building documents on most condo loans.
Get the Full Report on Any Gulf-Front Building
Tell Barrett which building you are considering and he will send the SIRS status, milestone status, fees, insurance notes, and recent closed sales.
Prefer to talk it through? Call or text Barrett Henry, REMAX Collective, (813) 733-7907.
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Last updated: October 2026. Sources: Florida DBPR SIRS reporting database, current listing disclosures, and Stellar MLS, checked October 2026. Status, pricing, and rules change. Verify current documents with the association and your lender before you write an offer. Barrett Henry is a licensed Florida Broker Associate with REMAX Collective, not an attorney, lender, engineer, or tax advisor.