Structural Integrity Reserve Study (SIRS) for Florida condominiums prepared under the responsible charge of a licensed Professional Engineer. We provide Florida-compliant Structural Integrity Reserve Study (SIRS) services for condominium and cooperative associations three habitable stories or higher, in accordance with Florida Statute §718.112(2)(g).
Our SIRS evaluations combine a PE-led visual inspection of required structural components with long-term reserve funding projections to help associations meet statutory requirements, avoid waived reserve violations, and plan for major structural repairs. 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 aggressive assumptions.
- Technical quality issues: Limited inspections, generic life estimates, or costs that do not reflect South Florida construction realities.
- Actionable next steps: What 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 assumptions lead to inflated assessments or compliance exposure.
What Is a Structural Integrity Reserve Study?
A Structural Integrity Reserve Study (SIRS) is a statutory reserve study focused on major structural and life-safety components. It combines:
- a visual inspection of defined building components, and
- a reserve funding analysis to plan for major repairs and replacements.
SIRS requirements are established by Florida Statute §718.112(2)(g) and generally apply to condominiums and co-ops that are three habitable stories or higher.
Our organization has been performing reserve studies and building evaluations across South Florida for decades. We also provide reserve studies and other condominium engineering services for associations throughout the region.
Florida SIRS Requirements
- Who needs a SIRS: Most condo and co-op buildings with three or more habitable stories.
- Initial deadline: December 31, 2025 for many owner-controlled associations.
- Ongoing requirement: Updated at least every 10 years.
- Who can perform it: A Florida-licensed Professional Engineer or architect; Florida law also allows qualified reserve specialists and analysts in certain circumstances.
- Funding rule: For budgets adopted on or after January 1, 2025, owners generally cannot waive or reduce reserve funding for SIRS-required components.
- Board responsibility: Willful and knowing failure to complete a required SIRS can create fiduciary duty exposure 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.
Florida Structural Integrity Reserve Study (SIRS) Law: Key Bills, Updates, and Current Requirements
Florida’s Structural Integrity Reserve Study (SIRS) requirements are part of Florida condominium law and are primarily governed by Florida Statute §718.112(2)(g). The timeline below summarizes the major bills that created and refined SIRS compliance, along with what changed each time. This is provided for practical compliance context and is not legal advice.
SB 4-D (2022): Created the Modern SIRS Requirement and Compliance Deadline
Senate Bill 4-D is the foundational legislation that established Florida’s current building safety framework for condominiums and cooperatives, including mandatory Structural Integrity Reserve Studies.
Reference: Florida Senate bill page and enrolled bill text (PDF).
- Created SIRS: Required a Structural Integrity Reserve Study for condominium buildings three stories or higher in height.
- Set the initial deadline: For many unit owner controlled associations, the initial SIRS deadline was established as December 31, 2024 (later extended).
- Strengthened reserve accountability: Established a framework that limits reserve waivers and ties reserve amounts to the findings of the most recent SIRS for required items.
- Linked building safety topics: Advanced the broader compliance landscape alongside milestone inspections and related reporting expectations.
SB 154 (2023): Refined SIRS Implementation Details in Statute
Senate Bill 154 refined and clarified SIRS-related statutory language, including technical and administrative implementation details.
Reference: Florida Senate bill page and enrolled bill text.
- Clarified statutory wording: Updated language and cross-references within the condominium and cooperative statutes to reduce ambiguity in applying SIRS requirements.
- Reinforced reserve intent: Supported the broader legislative direction that structural integrity reserve items must be planned for and funded as required by law, rather than deferred indefinitely.
- Improved owner-facing compliance language: Added or refined consumer-warning style disclosures related to reserve decisions in association governance materials.
HB 913 (2025): Extended the SIRS Deadline and Added Funding Plan Requirements
CS/CS/HB 913 was a major update that adjusted deadlines and added clearer reserve funding plan expectations.
Reference: Florida Senate bill summary (highly readable) and summary PDF (third-party repost).
- Deadline extension: Extended the deadline to complete a required SIRS from December 31, 2024 to December 31, 2025 for certain associations.
- Baseline funding plan included: Clarified that the SIRS include a reserve baseline funding plan designed to keep the reserve cash balance above zero.
- Clearer categorization: Required that the SIRS differentiate between mandatory structural integrity reserve items and other reserve items.
- Implementation clarity: Revised the requirements to apply only to buildings with three habitable stories.
Current Florida SIRS Requirements: Florida Statute §718.112(2)(g)
The controlling statute is Florida Statute §718.112(2)(g).
In plain terms, it requires qualifying associations to:
- Complete a SIRS on the required cycle and maintain reserves for required items based on the most recent SIRS findings.
- Evaluate the estimated remaining useful life and estimated replacement cost of required components.
- Include key structural integrity and safety categories commonly understood to include roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, windows, and exterior doors, as applicable under the statute.
- Disclose and share the SIRS with unit owners within statutory timelines and follow required recordkeeping and availability rules.
For state guidance written for associations, see the Florida DBPR condominium resources and FAQs: DBPR Condominium FAQs.
Why This Matters for Boards and Property Managers
- Compliance: The SIRS is not just a best practice. For many condominiums, it is a statutory requirement with defined deadlines and reserve funding expectations.
- Budget defensibility: Required reserve amounts must align with the association’s most recent SIRS for applicable items.
- Practical planning: A clear component inventory, realistic remaining life assumptions, and transparent funding plans help avoid surprises and support long-term repair planning.
Next steps: review the SIRS scope and deliverables, then submit the proposal request to confirm applicability, timeline, and fee.
What’s Included in a SIRS
Florida law identifies the components that must be inspected and analyzed. At minimum, a SIRS includes:
- Roof
- Structure (load-bearing walls, columns, beams, slabs, foundations)
- Fireproofing and fire protection systems
- Plumbing systems
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors (when maintained by the association)
- Other structural components over the statutory threshold and affect any of the above
For each component, the report typically includes:
- Observed condition based on a visual review
- Remaining useful life assumptions
- Current cost estimates for major repair or replacement
- A reserve funding plan intended to meet statutory requirements
Note: SIRS is different from the Milestone Inspection required under §553.899. Many associations require both. If you are unsure what you need, start with a free SIRS review.
Structural Integrity Reserve Study Cost in South Florida
SIRS pricing depends on building size, number of buildings, access limitations, and complexity of systems. In South Florida, cost is commonly driven by:
- Number of buildings and total square footage
- Height and access (roof access, garages, mechanical rooms, representative areas)
- Complexity of electrical, plumbing, and fire protection infrastructure
- Building envelope exposure (coastal corrosion, waterproofing conditions)
- Whether the study is combined with non-SIRS reserve components as a full reserve study
If you want pricing specific to your property, we can provide a proposal quickly once we confirm building basics and scope.
SIRS vs. Milestone Inspection
A SIRS is a reserve study focused on funding. A Milestone Inspection is a building safety inspection program with its own statutory requirements. Many associations need both.
In general:
- SIRS: Reserve component list, remaining life assumptions, cost estimates, and a funding plan.
- Milestone Inspection: A separate inspection process addressing structural safety and reporting.
If you have recent inspection reports, we can review them to determine whether any work can be leveraged appropriately.
SIRS vs. Traditional Reserve Study
A traditional reserve study evaluates a broader list of capital components (for example: paving, pool equipment, clubhouse items, site features). A SIRS is limited to the statutory structural and life-safety list.
Many associations choose to:
- complete the SIRS to meet statutory requirements, and
- include non-SIRS components in the same report for full long-term planning.
If you want a complete association plan, we can integrate non-SIRS components into a full reserve study and present them as a separate category.
Our Detailed SIRS Process
- Initial consultation: Confirm building basics, review available documents, and establish scope.
- On-site PE-led visual inspection: Roof, accessible structural areas, electrical, plumbing, and envelope elements, tailored to South Florida construction types.
- Assessment and analysis: Remaining useful life and cost modeling calibrated to local pricing and environmental factors (salt air, humidity, hurricane exposure).
- Reserve funding plan: 30-year projections with clear disclosure of methodology and reserve categories.
- Report and presentation: Executive summary, tables, and charts; reviewed live with your Board or management team.
- Follow-up support: Guidance on implementation, documentation, and next steps.
Why a SIRS Matters
- Safety: Identify risk indicators early and plan major work before issues escalate.
- Budget clarity: Reduce surprise assessments with a documented funding roadmap.
- Compliance: Meet statutory requirements and support board decision-making.
- Property value: Strong reserve planning supports buyer, lender, and insurer confidence.
- Transparency: Clear, plain-English findings that can be shared with owners.
Frequently Asked Questions
How does a SIRS differ from a standard reserve study?
A SIRS requires a licensed professional (or qualified reserve credential) to visually evaluate specific structural and safety-related components defined by Florida statute. A traditional reserve study may cover a broader component list and may not be structured for statutory SIRS compliance. Many associations combine both into one complete funding plan. Learn more.
Can our milestone inspection count toward SIRS?
Sometimes. If recent inspection work covered the required visual components, portions may be usable. We routinely review prior reports to determine overlap and help avoid duplicate effort.
What if we already completed a SIRS?
Many boards request a second opinion. We can confirm compliance, review assumptions, and identify funding or technical issues, including overly conservative estimates that may be inflating assessments. Start with a free SIRS compliance review.
Do we have to fully fund SIRS items?
For budgets adopted on or after January 1, 2025, reserves for SIRS components generally cannot be waived or reduced. We structure funding plans to meet statutory requirements while avoiding unnecessary overfunding.
How much does a SIRS cost in South Florida?
Costs vary by building size, number of buildings, complexity, and access. 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. Many boards update more frequently as a best practice after major repairs or significant cost changes.
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.
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.
Sample SIRS Report Excerpts
The following excerpts illustrate how required components, remaining life estimates, and funding projections are documented within a compliant Structural Integrity Reserve Study.
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.
