This Florida condo building is an example of a structure that requires a Structural Integrity Reserve Study (SIRS) under the 2025 state mandate for buildings three stories or higher.
Starting in 2025, many Florida condo associations must complete a Structural Integrity Reserve Study (SIRS) to stay compliant with state law. These studies are required for most buildings three stories or higher and are not simply expanded reserve studies – they follow specific rules and must focus on structural and life-safety components.
Here’s what you need to know.
What is a SIRS?
A SIRS is a type of reserve study that evaluates only the components related to structural integrity or safety. Unlike traditional reserve studies, a SIRS must follow a checklist outlined in Florida Statutes §718.112(2)(g).
Key requirements:
- Applies to buildings three or more habitable stories
- Must be completed at least every 10 years
- First study is due by December 31, 2025
- Must be conducted by a licensed engineer, architect, reserve specialist or professional reserve analyst
What Components Must Be Included?
Florida law identifies eight categories that must be evaluated in a SIRS. Each should be visually inspected, assigned a remaining useful life if applicable, and have a funded replacement cost:
-
Roof
- Includes membranes, coatings, drainage, flashing
- Must assess deterioration and estimated life
-
Structure / Load-Bearing Elements
- Foundations, slabs, masonry, concrete, steel, beams
- Focus is on what keeps the building standing
-
Fire Protection Systems
- Sprinklers, standpipes, fire alarms
- Includes mechanical and plumbing components
-
Plumbing Systems
- Main water lines, sanitary lines, vertical risers
- Excludes interior unit plumbing
-
Electrical Systems
- Switchgear, main distribution panels, risers
- Covers service infrastructure, not individual units
-
Waterproofing & Exterior Paint
- Includes any paint or coating that protects from water intrusion
- Failing paint often signals deeper envelope issues
-
Windows & Exterior Doors
- Only if maintained by the association
- Focus on wind and water intrusion and envelope integrity
-
Other Critical Components
- Discretionary catch-all for elements with structural or safety relevance
- Examples: balconies, retaining walls, catwalks
What the Final SIRS Report Must Contain
To meet legal standards, the report must include:
- A visual inspection
- Remaining Useful Life (RUL) estimates for each required component
- Replacement cost estimates
- A baseline funding plan that prevents the reserve balance from dropping below zero
- Clear separation between required and non-required components
Who Must Comply, and By When?
- Who: Condo buildings with three or more habitable stories
- Deadline: December 31, 2025
-
Statutes:
- §718.112(2)(g): SIRS requirements
- §718.103(26): Defines required elements
- §718.301: Developer obligations during turnover
What to Do Now
- Confirm if your building meets the three-story threshold
- Check your governing docs to see if windows and doors are your responsibility
- Schedule a SIRS with a qualified engineer
- Don’t skip components – incomplete studies may not comply
A properly completed SIRS isn’t just a legal checkbox – it’s key to long-term structural safety and financial planning.