Professional Engineer (P.E.)-led, Florida-compliant SIRS to help your association comply with state law, plan for major repairs, and protect property value. Serving Miami-Dade, Broward, and Palm Beach counties.
Free SIRS Compliance Review (Engineer-Led)
Not confident your SIRS fully meets Florida requirements—or concerned it may be overly conservative? We’ll review your existing report at no cost and provide a brief written summary identifying:
- Compliance gaps: Missing required components, unclear assumptions, or reporting deficiencies.
- Funding risks: Items that appear underfunded or unnecessarily overfunded due to overly aggressive assumptions.
- Technical quality issues: Incomplete inspections, generic life estimates, or costs that don’t reflect South Florida construction realities.
- Actionable next steps: What truly needs attention now, and what can reasonably wait.
Many boards discover their prior SIRS was either incomplete or far more conservative than necessary. Start with a free review before inaccurate assumptions lead to inflated assessments or compliance exposure.
What Is a Structural Integrity Reserve Study?
A Structural Integrity Reserve Study (SIRS) is both an engineering inspection and a financial plan. It is a visual, PE-led review of your building’s key structural and safety-critical systems, combined with a reserve funding analysis to help ensure funds are available for future repairs or replacements when they’re needed.
Required by Florida Statute §718.112(2)(g), this study applies to many condominiums and co-ops three stories or higher. Our team at Criterium-Cromer Engineers has been performing reserve studies and building evaluations across South Florida for decades. We also provide reserve studies and other condominium and homeowner engineering services for associations throughout the region.
Florida SIRS Requirements
- Who Needs a SIRS? Condo/co-op buildings ≥ 3 habitable stories.
- When Due: by December 31, 2025; thereafter at least every 10 years.
- Performed By: Florida-licensed Professional Engineer or architect (or qualified reserve specialist/analyst).
- Board Responsibility: Failure to complete a SIRS is a breach of fiduciary duty under Florida law.
Past the deadline? If your association did not complete a SIRS by December 31, 2025, we can help you get compliant and document a clear plan forward.
What’s Included in a SIRS
Florida law specifies the components to be inspected and analyzed:
- Roof
- Structure (load-bearing walls, columns, slabs, foundations)
- Fireproofing & fire protection systems
- Plumbing systems
- Electrical systems
- Waterproofing & exterior painting
- Windows & exterior doors
- Other structural components costing >$25,000 and affecting any of the above
For each, the report includes: current condition, remaining useful life, cost projections, and a funding plan that complies with statute (reserves for these items cannot be waived).
Note: SIRS is different from the Milestone Inspection required under §553.899. Many associations require both. If you’re unsure what you need, start with a free SIRS review.
Why a SIRS Matters
- Safety First: Identify risks early and plan repairs before they escalate.
- Budget Clarity: Reduce surprise assessments with a clear roadmap.
- Compliance: Meet statutory requirements and support board fiduciary duties.
- Property Value: Strong reserves support buyer, lender, and insurer confidence.
- Transparency: Share clear, plain-English findings with owners.
Our Detailed SIRS Process
- Initial Consultation: Review documents, confirm scope, answer questions.
- On-Site PE-Led Inspection: Roof, structure, electrical systems, and building envelope, tailored to South Florida construction types.
- Assessment & Analysis: Life cycle and cost modeling with local pricing and environmental factors (e.g., salt air, hurricane exposure).
- Reserve Funding Plan: 30-year projections. If you want a complete association plan, we can integrate non-SIRS components into a full reserve study.
- Report & Presentation: Executive summary, tables, and charts, reviewed live with your Board.
- Follow-Up Support: Guidance on implementation, documentation, and next steps.
Get Started
Request a Proposal or call 305-250-2936 to schedule your Structural Integrity Reserve Study. Not ready yet? Start with a Free SIRS Review or contact us with questions.
Frequently Asked Questions
How does a SIRS differ from a standard reserve study?
A SIRS requires a Professional Engineer or architect to visually inspect specific structural and safety-related components defined by Florida statute. A traditional reserve study may not include this level of inspection or statutory compliance. Many associations choose to combine both into one complete funding plan. Learn more.
Can our milestone inspection count toward SIRS?
Sometimes. If your milestone inspection covered the required visual components, portions may be usable. We routinely review prior reports to determine overlap and help avoid duplicate work.
What if we already completed a SIRS?
Many boards request a second opinion. We’ll confirm compliance, review assumptions, and identify funding or technical issues, including overly conservative estimates that may be inflating assessments. Begin with a free SIRS compliance review.
Do we have to fully fund SIRS items?
Yes. Under Florida law, reserves for SIRS components generally cannot be waived. We structure funding plans that meet statutory requirements while avoiding unnecessary overfunding.
How much does a SIRS cost in South Florida?
Costs vary by building size, complexity, and location, typically ranging from a few thousand dollars upward. Request a proposal for pricing specific to your property.
How often should we update the SIRS?
Most associations must complete a SIRS every 10 years. Updates are also recommended after major repairs or when construction costs change significantly.
What happens if we missed the deadline?
If your association did not complete a SIRS by December 31, 2025, we can help you move forward with a compliant study and document a clear path to meeting current requirements.
The component list is the foundation of a reserve study. It identifies the major common area components evaluated, along with their estimated remaining life, replacement cost, and projected timing. This excerpt illustrates how components are organized and documented to support long term planning and defensible funding recommendations.
Straight line funding allocates reserve contributions evenly over time based on projected repair and replacement costs. This approach is simple and predictable, but may not reflect how expenses actually occur. The table below shows a straight line funding projection and how annual contributions compare to anticipated expenditures. See our Straight-Line vs. Pooled Reserve Funding comparison guide for more information.
Pooled funding evaluates all reserve components together rather than funding each item individually. This method allows available funds to be used where needed, when needed. This excerpt shows how pooled funding can smooth contribution requirements while still accounting for future capital obligations. See our Straight-Line vs. Pooled Reserve Funding comparison guide for more information.
