News

What Needs to Be Included in a Structural Integrity Reserve Study (SIRS) in Florida?

Mid-rise Florida condominium building subject to SIRS requirements under 2025 Florida condo law

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, and assigned a remaining useful life (if applicable), and have a funded replacement cost:

  1. Roof

    • Includes membranes, coatings, drainage, flashing

    • Must assess deterioration and estimated life

  2. Structure / Load-Bearing Elements

    • Foundations, slabs, masonry, concrete, steel, beams

    • Focus is on what keeps the building standing

  3. Fire Protection Systems

    • Sprinklers, standpipes, fire alarms

    • Includes mechanical and plumbing components

  4. Plumbing Systems

    • Main water lines, sanitary lines, vertical risers

    • Excludes interior unit plumbing

  5. Electrical Systems

    • Switchgear, main distribution panels, risers

    • Covers service infrastructure, not individual units

  6. Waterproofing & Exterior Paint

    • Includes any paint or coating that protects from water intrusion

    • Failing paint often signals deeper envelope issues

  7. Windows & Exterior Doors

    • Only if maintained by the association

    • Focus on wind/water intrusion and envelope integrity

  8. 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/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.