South Florida Structural Integrity Reserve Studies
Structural Integrity Reserve Studies (SIRS) Prepared by a Licensed Professional Engineer
A Structural Integrity Reserve Study (SIRS) is Florida’s mandatory reserve study for condominium and cooperative buildings three habitable stories or higher, as required under Florida Statute 718.112(2)(g) and 719.106(1)(k). Criterium-Cromer Engineers performs PE-led SIRS inspections and funding plans for condominium and cooperative associations across Miami-Dade, Broward, and Palm Beach counties.
- Prepared and signed by a licensed Professional Engineer, not a third-party inspector
- Meets statutory requirements under Florida Statute §718.112(2)(g)
- Board-ready funding plan for required structural integrity and safety-related components
Licensed P.E. Oversight
A Florida-licensed Professional Engineer signs and stands behind every SIRS report.
Florida Statute Compliance
Grounded in Florida Statute §718.112(2)(g) and current SIRS deadlines and funding rules.
Board-Ready Reports
Clear component tables, funding plans, and disclosures your board can act on.
The Basics
What Is a Structural Integrity Reserve Study?
A Structural Integrity Reserve Study (SIRS) is a statutory reserve study focused on components affecting the structural integrity and safety of the building. It combines a visual inspection of defined building components with a reserve funding analysis to plan for major repairs and replacements. 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.
Many boards handle a SIRS and a traditional reserve study together in one coordinated engagement.
Required for Qualifying Buildings
- Applies to buildings three habitable stories or higher
- Must be completed at least every 10 years
- Established under Florida Statute §718.112(2)(g)
- Mandatory funding of SIRS items under Florida law
- Compliance-driven format and reporting
- Cannot be waived by membership vote
Used for Long-Term Capital Planning
- Comprehensive evaluation of common area components
- Useful life and replacement cost estimates
- Straight-line and pooled funding options
- Supports multi-year budgeting and forecasting
- Typically updated every 3 to 5 years
- May be partially waived by membership vote
Need the full-scope option? Learn more about our Reserve Studies.
Why Criterium-Cromer
Engineer Accountability, Not Just an Inspection
A SIRS is only as reliable as the engineer who signs it. Every Criterium-Cromer SIRS is prepared under the responsible charge of a licensed Professional Engineer, with direct access to the person responsible for the analysis.
We prepare Florida-compliant SIRS reports for condominium and cooperative associations across South Florida, backed by the Criterium Engineers network, established in 1957 with 850,000+ buildings evaluated nationwide.
A licensed Professional Engineer and South Florida native, Casey works directly with condominium and cooperative boards on Structural Integrity Reserve Studies and long-term reserve planning, with no call center or hand-offs.
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Trustindex verifies that the original source of the review is Google. 
Trustindex verifies that the original source of the review is Google. 
Trustindex verifies that the original source of the review is Google. 
Trustindex verifies that the original source of the review is Google. 
Trustindex verifies that the original source of the review is Google. 
Trustindex verifies that the original source of the review is Google. Compliance
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
- Who can perform it: a Florida-licensed Professional Engineer, Florida-licensed architect, certified Reserve Specialist, or Professional Reserve Analyst. Our SIRS reports are prepared under the responsible charge of a licensed Professional Engineer.
- Ongoing requirement: updated at least every 10 years
- 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
Past the deadline?
If your association has not completed a required SIRS, we can confirm the applicable requirements and help establish a clear path forward.
Scope
What’s Included in a SIRS
What We Inspect
- 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 association-maintained)
- Other qualifying components over the statutory threshold
What the Report Includes
- Executive summary with SIRS status and current funding position
- Component inventory with observed condition, quantities, and cost basis
- Remaining useful life for each required component
- Reserve funding plan meeting the statutory baseline funding requirement
- Methodology, standards, and limitations sections
- Clear report with photos, tables, and appendices for board records and owner disclosure
A SIRS is different from the Milestone Inspection required under §553.899. Many associations require both. Unsure what you need? Start with a free SIRS review.
Comparison
SIRS vs. Traditional Reserve Study
A traditional reserve study evaluates a broader list of capital components (paving, pool equipment, clubhouse items, site features). A SIRS focuses on the components required by Florida law based on their relationship to the structural integrity and safety of the building. Many associations complete the SIRS to meet statutory requirements, then include non-SIRS components in the same report for full long-term planning.
Want a complete plan? Learn more about our Reserve Studies.
Service Area and Pricing
SIRS Services Across South Florida
We provide Structural Integrity Reserve Studies for condominium and cooperative associations throughout Miami-Dade, Broward, and Palm Beach counties, including Miami, Miami Beach, Aventura, Fort Lauderdale, Hollywood, Boca Raton, and West Palm Beach.
Structural Integrity Reserve Study Cost
Fees depend on the number and size of buildings, component and system complexity, access requirements, and whether the SIRS is combined with a full reserve study. We provide a fixed written fee after reviewing the property information and confirming the required scope.
Our Process
From Proposal to Final Report
Proposal and Scope
We review the property, available information, and your planning needs to confirm the appropriate study scope, fee, and schedule.
Response within 1 business day
Engineer-Led Site Inspection
A visual inspection of applicable common components is conducted by, or under the responsible charge of, a Florida-licensed Professional Engineer.
Scheduled around site access
Component Analysis
We develop the component inventory, remaining useful life estimates, and repair or replacement costs using observed conditions, available documentation, and recognized cost data.
Begins after the inspection
Funding Plan and Draft Report
We prepare 30-year funding projections, supporting tables, and a draft report based on the selected funding methodology and applicable requirements.
Typically 2 to 3 weeks after inspection
Board Review and Revisions
We review the findings and funding recommendations with the board or management team, answer questions, and incorporate appropriate revisions.
After draft issuance
Final Report and Support
You receive the final signed and sealed report. We remain available to assist with questions about the findings, funding plan, and future updates.
Issued after board confirmation
Why It Matters
Why a SIRS Matters
- Safety: document observed conditions and plan for anticipated major repair and replacement needs
- 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
Legislative Background
Key Bills, Updates, and Current Requirements
Florida’s SIRS requirements are primarily governed by Florida Statute 718.112(2)(g) and 719.106(1)(k). The timeline below summarizes the major bills that created and refined SIRS compliance. Provided for practical compliance context, not legal advice.
SB 4-D (2022): Created the Modern SIRS Requirement and Compliance Deadline
The foundational legislation establishing Florida’s current building safety framework for condominiums and cooperatives, including mandatory Structural Integrity Reserve Studies. Reference: Florida Senate bill page.
- Created SIRS: required for condominium buildings three stories or higher
- Set the initial deadline: December 31, 2024 for many unit owner controlled associations (later extended)
- Strengthened reserve accountability: limited reserve waivers and tied reserve amounts to the most recent SIRS findings
- Linked building safety topics: advanced compliance alongside milestone inspections
SB 154 (2023): Refined SIRS Implementation Details in Statute
Refined and clarified SIRS-related statutory language, including technical and administrative implementation details. Reference: Florida Senate bill page.
- Clarified statutory wording: reduced ambiguity in applying SIRS requirements
- Reinforced reserve intent: structural integrity items must be planned for and funded, not deferred indefinitely
- Improved owner-facing language: refined consumer-warning style disclosures in governance materials
HB 913 (2025): Extended the SIRS Deadline and Added Funding Plan Requirements
A major update that adjusted deadlines and added clearer reserve funding plan expectations. Reference: Florida Senate bill summary.
- Deadline extension: from December 31, 2024 to December 31, 2025 for certain associations
- Baseline funding plan: SIRS must include a reserve baseline funding plan keeping the reserve cash balance above zero
- Clearer categorization: SIRS must differentiate mandatory structural integrity reserve items from other reserve items
- Implementation clarity: requirements apply only to buildings with three habitable stories
Current Florida SIRS Requirements: §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 findings
- Evaluate the estimated remaining useful life and replacement cost of required components
- Include key categories: roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, windows, and exterior doors, as applicable
- Disclose the SIRS to unit owners within statutory timelines
For state guidance, see the DBPR Condominium FAQs.
Free Engineer Review
Already Have a SIRS? Request an Engineer Review
If you have questions about the scope, assumptions, or funding recommendations in an existing SIRS, we’ll review the report at no cost and provide a brief written summary addressing:
- Compliance gaps: missing components, unclear assumptions, or reporting deficiencies
- Funding risks: items that appear underfunded or unnecessarily overfunded
- Technical quality issues: limited inspections or costs that don’t reflect South Florida conditions
- Actionable next steps: what needs attention now, and what can wait
A second review can help identify missing information, unsupported assumptions, or funding recommendations that may warrant further evaluation.
Start with a free review before making long-term funding decisions based on uncertain assumptions.
Frequently Asked Questions
SIRS FAQ
How does a SIRS differ from a standard reserve study?
A SIRS requires a licensed professional to visually evaluate specific structural and safety-related components defined by Florida statute. A traditional reserve study may cover a broader component list. Many associations combine both into one funding plan. Learn more.
Is a SIRS the same as a Milestone Inspection?
No. A SIRS is a reserve study focused on funding: a component list, remaining life assumptions, cost estimates, and a funding plan under §718.112(2)(g). A Milestone Inspection is a separate building safety inspection program under §553.899. Many associations need both. If you have recent inspection reports, we can review them to determine whether any work can be leveraged.
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 under Florida Statute Section 718.112(2)(g). Many boards update more frequently 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.
Report Excerpts
See Inside a Sample SIRS Report
Component List
The component list is the foundation of a SIRS. It identifies the required structural and safety-related components evaluated, along with estimated remaining life, replacement cost, and projected timing. This excerpt illustrates how required components are organized and documented to support statutory compliance and defensible funding recommendations.
Reserve Funding Plan
The funding plan shows the 30-year projection for required SIRS components, allocating contributions based on each component’s remaining useful life and replacement cost. See our Straight-Line vs. Pooled Reserve Funding guide for more on funding methodology.
Baseline Funding Requirement
Florida law requires the SIRS to include a recommended baseline funding plan under which annual funding is sufficient to maintain the projected reserve cash balance above zero. This excerpt shows how baseline funding is calculated and disclosed to meet that statutory requirement.
Request a SIRS Proposal
Tell us about your community and we’ll provide a fixed-fee proposal with recommended scope and schedule.
Prefer to talk? Call (305) 250-2936 or contact us.