Structural Integrity Reserve Study (SIRS) for Florida Condos

Florida Structural Integrity Reserve Study (SIRS) for Condominiums & HOAs

Ensure your condo association complies with Florida’s new condo laws with a professional Structural Integrity Reserve Study (SIRS). In Florida, recent legislation requires many condominium and cooperative associations to perform a Structural Integrity Reserve Study to protect residents and maintain building safety. Criterium-Cromer Engineers specializes in conducting Structural Integrity Reserve Studies for condos and HOAs across Miami-Dade, Broward, and Palm Beach County, helping your community stay safe, financially prepared, and legally compliant.

Understanding Florida’s SIRS Requirements

Florida Statutes now mandate SIRS for certain buildings. Under Florida Statute §718.112(2)(g), residential condominium associations must obtain a Structural Integrity Reserve Study at least every 10 years for each building that is three stories or higher in height. This requirement was introduced after the 2021 Surfside tragedy to ensure early identification of structural issues and adequate funding for critical repairs. Key points of the law include:

Which buildings require SIRS: All Florida condominium or co-op buildings 3 stories or more must undergo a SIRS every 10 years (Buildings under 3 stories are exempt)
Initial deadlines: Associations existing on or before July 1, 2022 were required to complete their first SIRS by December 31, 2024 (If a state-required milestone structural inspection was done recently, it may count toward the visual inspection portion of the SIRS) Going forward, a new SIRS is due at least every 10 years thereafter.
Qualified inspectors: The SIRS must be based on a visual inspection of the property by an appropriate professional. By law, the visual inspection must be performed or verified by a Florida-licensed engineer (P.E.) or architect, or by a certified reserve specialist/analyst. Our team’s licensed Professional Engineers meet this requirement, ensuring your study is fully compliant.
Breach of fiduciary duty: Board members are legally responsible for completing the SIRS. Willfully failing to complete the required reserve study is deemed a breach of the board’s fiduciary duty to owners under Florida law. In other words, ignoring SIRS can expose the association and its officers to legal and financial penalties. We help you avoid this risk by guiding you through the process from start to finish.

What Does a SIRS Include? (Florida Statute 718.112)

A Structural Integrity Reserve Study focuses on the structural safety and essential systems of your building. Florida Statute §718.112(2)(g) specifies that a SIRS must, at minimum, include a study of these critical components of the condominium’s common property:

Roof – The condition and remaining life of the roof structure and covering.
Structure – The building’s primary structural elements (e.g. load-bearing walls, columns, foundations, floor slabs)
Fireproofing & Fire Protection Systems – Fireproofing of structural members, fire sprinkler systems, alarms, etc
Plumbing Systems – Domestic water piping, sewer lines, and related plumbing infrastructure
Electrical Systems – Main electrical supply, wiring, panels, lighting, and other critical electrical components
Waterproofing & Exterior Painting – Measures that protect the building exterior (paint, sealants, membranes) against moisture intrusion and deterioration
Windows & Exterior Doors – The condition of windows, sliding glass doors, exterior doors, and their ability to protect against elements
Other Structural Components – Any other building component that has a replacement or deferred maintenance cost exceeding $10,000 and whose failure could affect one of the above items. This catch-all ensures no major element (e.g. an elevator system or seawall) is overlooked if it impacts structural integrity.

For each of the above components, the SIRS report will visually inspect and evaluate its current condition, estimate its remaining useful life, and project the cost for necessary repairs or replacement. The outcome is a detailed reserve study report that includes:

Itemized component inventory: A list identifying each inspected element of the property (roof, structural frame, etc.)
Useful life estimates: The estimated remaining life for each component and when it will require major repair or replacement
Cost projections: The anticipated replacement cost or deferred maintenance expense for each component
Reserve funding plan: A recommended annual funding schedule so that the association’s reserve fund will have sufficient money to cover each item when the time comes. (Florida law effectively prohibits waiving reserves for these structural items – they must be funded

Florida Statute §718.103(26) officially defines a “structural integrity reserve study” as “a study of the reserve funds required for future major repairs and replacement of the condominium property performed as required under s. 718.112(2)(g)”. In simple terms, it is both an engineering inspection and a financial analysis: it assesses the physical health of your building’s structure and major systems, and calculates how much your association needs to reserve each year to keep those elements safe and sound over time.

Note: A SIRS is related to but not the same as Florida’s required Milestone Inspection. The Milestone Inspection (per Florida Statute 553.899) is a separate engineering inspection of a building’s structural condition (Phase 1 and 2 inspections) to ensure it is structurally sound, typically required at 30 years of age (25 years if near the coast). Both a Milestone Inspection and a SIRS are mandated for older Florida condos as part of the 2022–2023 condo safety reforms. Feel free to ask us if you are unsure which laws apply to your property.

Why Is a SIRS Important for Your Condo Association?

Aside from being a legal requirement, a Structural Integrity Reserve Study is simply smart planning for any mid- or high-rise condominium or co-op. Board members and property managers will find that a SIRS provides significant benefits:

Safety of Residents: First and foremost, a SIRS helps identify any looming structural or system deficiencies. By catching problems early (e.g. a weakening roof truss or deteriorating concrete), the association can make timely repairs before safety is compromised. This proactive approach protects residents and avoids the risk of sudden failures.
Financial Stability & Budgeting: The reserve funding plan in a SIRS gives your HOA a clear roadmap for budgeting major repairs. Knowing the when and how much for future expenditures means fewer surprise special assessments for owners. It creates peace of mind that funds will be available when critical work is needed, which stabilizes the association’s finances year over year.
Legal Compliance (Avoiding Penalties): Florida’s condo law (often called the Florida Condominium Act) imposes penalties for non-compliance. Associations that fail to complete a SIRS or properly fund reserves for structural items could face state administrative action and expose board members to personal liability. Completing the study on time and following its funding recommendations helps keep your community in good standing with state regulations.
Maintaining Property Values: A well-funded reserve and documented maintenance plan signal to current and prospective owners that the property is being responsibly maintained. This can enhance property values and make units easier to sell or refinance. Lenders and insurers in Florida are increasingly asking for proof of a recent reserve study or SIRS as part of their risk evaluation, especially after recent law changes.
Transparency for Owners: A SIRS report, when shared with owners (as the law requires within 45 days of completion), increases transparency about the true cost of maintaining the property. It educates owners about the importance of reserves and can build support for adequate funding. In fact, many owners now expect and appreciate this level of planning, knowing it protects their investment.

In summary, a SIRS isn’t just a bureaucratic exercise – it’s a vital tool for responsible asset management. It ensures that your condo association is prepared for the future, whether that means replacing a roof in 5 years or strengthening a structural beam in 15 years. With the challenging climate of South Florida (heat, humidity, hurricanes), having a solid long-term maintenance plan is crucial for every building’s longevity.

Our SIRS Process: Professional Reserve Study Services

At Criterium-Cromer Engineers, we make the Structural Integrity Reserve Study process straightforward for your Board and association. Our goal is to deliver a thorough study that not only meets Florida’s statutory requirements but also provides actionable insight into your property’s condition and reserve needs. Here’s what you can expect when partnering with us for a SIRS:

Initial Consultation: We begin by discussing your community’s specific needs, reviewing any available building documentation (previous reserve studies, inspection reports, plans) and explaining the SIRS scope. We’ll ensure your questions are answered about timelines, costs, and what information we’ll need.
On-Site Visual Inspection: Our licensed Professional Engineers (P.E.) will oversee a comprehensive visual inspection of all required components. This includes walking the roof, inspecting structural elements, examining mechanical, plumbing, and electrical systems, and evaluating the building envelope (paint, waterproofing, windows, doors). We look for signs of deterioration, water intrusion, concrete cracking, rusting rebar, and any condition that might affect the integrity or longevity of these components. (All inspections are non-destructive; if we do find serious issues, we will recommend further evaluation or testing as needed.)
Assessment & Analysis: Back at the office, our team analyzes the data. For each component, we determine its estimated remaining useful life and anticipated replacement or repair cost (in today’s dollars). We leverage our local experience in South Florida to provide accurate cost estimates, considering regional pricing for labor and materials. We also consider environmental factors that might affect component lifespans (for example, ocean salt air causing faster corrosion of reinforced concrete in coastal buildings).
Reserve Funding Plan Development: Using specialized reserve study software, we craft a 30-year funding plan for your reserves. This plan will recommend how much your association should allocate to reserves each year to safely cover the upcoming capital projects. The funding plan will be designed to provide funding for each component by the end of its life, in compliance with Florida’s requirements. We can tailor the plan to your association’s budgeting preferences (for instance, straight-line funding for each component or a pooled cash flow method that still meets all minimum balances).
Deliverables – Report & Presentation: You will receive a comprehensive written report that includes: an executive summary, component list, tables of quantities and costs, funding plans, and easy-to-read charts showing the reserve funding projections. We pride ourselves on presenting technical findings in plain language that board members and owners can understand. We will meet with your Board to present the results, answer questions, and make sure everyone is comfortable with the findings and recommendations. This open communication ensures transparency and builds trust within the community.
Follow-Up and Support: After the study, we remain available for any follow-up needs. Whether you’re submitting the required paperwork to the Florida DBPR (we’ll remind you that the state requires a simple form confirming the SIRS completion within 45 days), or if you need further consultation on implementing the recommendations, Criterium-Cromer Engineers is here to help. We aim to be your long-term partner in maintaining your property’s structural health.

In addition to the core SIRS services, we offer options to enhance the scope of the study to fit your community’s needs:

Full Reserve Study Integration: The mandated SIRS covers only the structural and critical components specified by law. However, most associations also have many other common elements (clubhouse, elevators, paving, amenities, etc.) that require reserve planning. We can seamlessly expand the SIRS into a full Reserve Study of all your property’s assets, providing a one-stop comprehensive report. This avoids having separate reports and ensures nothing falls through the cracks. (Learn more on our general Reserve Study services page.)
Property Condition Report: If your Board desires a deeper dive into the property’s condition, we can include a narrative Property Condition Assessment. This would give detailed descriptions of building systems (HVAC, elevators, interiors, etc.) and any noted deficiencies or maintenance recommendations beyond the reserve scope.
Upgrade Recommendations: Our engineering expertise allows us to not only look at replacement of components but also potential upgrade opportunities. For example, if a roof will need replacement in 5 years, we might suggest options for higher durability materials or improved insulation. If an old plumbing system is failing, we could recommend modern alternatives. These value-added insights can help your community make informed improvement decisions rather than like-for-like replacements.
Alternate Funding Scenarios: We understand that budgeting for large projects can be challenging. We can provide alternative funding scenarios in the study (for instance, evaluating a one-time special assessment vs. incremental annual increases) to help the Board in financial planning. All funding plans will, of course, adhere to the minimum requirements of the law.

By tailoring the study to your needs, we ensure you get maximum value from the process. Our mission is not just to check a legal box, but to equip your association with a usable financial plan and knowledge to confidently navigate the future.

Why Choose Criterium-Cromer Engineers?

Choosing the right firm to perform your Structural Integrity Reserve Study is critical. Criterium-Cromer Engineers stands out as a leader in Florida for reserve studies and building evaluations. Here’s why South Florida condo associations and HOAs trust us:

Licensed Professional Engineers: Every SIRS is led by a Florida Licensed Professional Engineer (P.E.) with expertise in structural systems. Our engineers are not only licensed, but carry years of experience in building diagnostics. We understand how buildings age in Florida’s climate and we know what to look for. All findings and calculations are reviewed for accuracy and compliance by our senior engineers. This level of professionalism ensures you receive a highly reliable report that will stand up to scrutiny.
Local South Florida Expertise: We are a Miami-based firm deeply familiar with Miami-Dade, Broward, and Palm Beach County building practices and local conditions. Our experience includes high-rise condos on Miami Beach, older cooperatives in Broward, and new luxury towers in Palm Beach. This local focus means we understand county-specific regulations, common construction types (e.g. post-tension concrete, stucco exteriors), and the effects of salt air, hurricane exposure, and humidity on building materials. We also maintain an up-to-date database of local costs for repairs and replacements – critical for accurate reserve estimates. When you work with Criterium-Cromer Engineers, you get a team that “speaks Florida.”
Clarity and Communication: Engineering studies can be complex, but we pride ourselves on clear communication every step of the way. Our reports are written in an easy-to-understand format with visual aids like charts and component photos. We avoid unnecessary jargon. Moreover, we meet with your Board and even your membership if desired to explain the results in plain English. Transparent communication ensures that everyone – from seasoned board members to new unit owners – grasps the key points of the study and the importance of proper reserves.
Compliance & Trust: Criterium Engineers stays on the cutting edge of Florida’s condo laws and reserve requirements. We have contributed to industry seminars on compliance and have a strong track record of helping associations successfully navigate these new mandates. Our familiarity with Florida Statutes 718 & 719 means your report will explicitly address the statutory items. We even help by providing guidance on the next steps (such as the DBPR reporting, and how to adopt the reserve schedule into your budget). With countless of SIRS projects completed since the law took effect, we have refined the process to be efficient and thorough. We are proud to have become a trusted advisor to many condominium communities – check out our client testimonials!
Full-Service Engineering Support: Beyond the SIRS, our firm can assist with all of your association’s engineering needs. Concerned about a specific structural issue like cracks or leaks? Our Structural Inspections & Diagnosis team can investigate and design repairs. By having a full-service engineering consultant at your side, you ensure continuity and deep knowledge of your property. We aim to build long-term relationships so that you always have a go-to resource for technical questions about your buildings. (See our Transition Study and other HOA services for a complete picture of what we offer.)

In short, Criterium-Cromer Engineers combines technical excellence, local knowledge, and personalized service. We treat your building as if it were our own investment. Our commitment is to deliver a SIRS that not only fulfills the letter of the law but truly benefits your community’s future.

Serving Miami-Dade, Broward, and Palm Beach Counties

Criterium-Cromer Engineers is locally based in Miami and proudly serves all of South Florida. Our primary service areas for Structural Integrity Reserve Studies include Miami-Dade County, Broward County, and Palm Beach County. We frequently work in cities such as Miami, Miami Beach, Coral Gables, Fort Lauderdale, Hollywood, Boca Raton, West Palm Beach, and the surrounding communities. Whether your condominium is a beachfront high-rise in Sunny Isles, a mid-rise in Fort Lauderdale, or a sprawling garden-style condo in West Palm Beach, we have the experience to handle your SIRS needs.

Focusing on these South Florida counties means we can respond quickly and even be on-site on short notice if needed. Being local also allows us to offer competitive pricing (minimal travel costs) and flexible scheduling. We understand the specific county and city regulations that might interplay with your SIRS (for example, Miami-Dade’s 40-year Recertification Program, or local ordinances related to building maintenance). Our familiarity with local building departments and standards can smooth the process if any documentation or coordination is needed with local authorities.

When you choose a local expert, you’re not just checking a box – you’re gaining a neighbor and partner who genuinely cares about the safety of buildings in our community. We know the unique challenges South Florida buildings face (from hurricane season to high humidity) and will make tailored recommendations to improve resilience. Our service area isn’t limited strictly to the tri-county region either – if your property is in the Florida Keys or up in Martin or St. Lucie County, feel free to reach out. We’ll gladly accommodate communities throughout the extended South Florida region who seek our expertise.

Schedule Your Structural Reserve Study Today

Ready to secure the future of your condominium? Don’t wait until budgets are strained or problems escalate. Florida’s SIRS law is in effect now – and timely compliance is key. Criterium-Cromer Engineers is here to make the process smooth and successful for your association.

Contact us today to schedule a Structural Integrity Reserve Study for your condo or HOA. We will provide a free initial consultation and proposal, so you know exactly what to expect. Our team will work around your schedule to perform the on-site inspection with minimal disruption to residents.

Investing in a professional SIRS now means avoiding crises later and maintaining the value of your community. Let our licensed experts help you navigate Florida’s condo safety requirements with confidence. With Criterium-Cromer Engineers as your partner, you can be assured that your association will meet all SIRS compliance obligations and have a clear plan to fund the necessary repairs and replacements for years to come.

☎️ Call us at 305-250-2936 or Request a Proposal online to get started. Protect your community’s safety, finances, and peace of mind by partnering with South Florida’s trusted reserve study professionals. We look forward to helping you “know your building” and plan for its continued well-being.

Structural Integrity Reserve Study (SIRS) for Condominiums - Florida Compliance