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

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:

  1. Itemized component inventory: A list identifying each inspected element of the property (roof, structural frame, etc.)

  2. Useful life estimates: The estimated remaining life for each component and when it will require major repair or replacement

  3. Cost projections: The anticipated replacement cost or deferred maintenance expense for each component

  4. 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.