Florida now requires many condominiums to complete a Structural Integrity Reserve Study (SIRS) – but that doesn’t replace a full reserve study. They serve different purposes.
Here’s how they compare, what’s required, and what your building likely needs.
SIRS is legally required for 3+ story condos in Florida; traditional reserve studies cover additional assets like amenities and landscaping.
What Is a SIRS?
A SIRS is a legally mandated evaluation of critical structural and safety components. Required under Florida Statute §718.112(2)(g), it applies to:
All condo buildings three stories or more
First deadline: December 31, 2025
Updates: At least every 10 years
SIRS does not include cosmetic items. Its focus is on structural integrity and life safety.
What Does a SIRS Include?
Florida law requires visual inspection of:
Roof
Load-bearing structure (e.g., columns, walls, foundations)
Fire protection systems
Plumbing systems
Electrical systems
Waterproofing and exterior paint
Windows and doors (if maintained by the association)
Any other item with a structural or safety role
Each item must be inspected by a licensed engineer, architect, or other qualified professional, to determine:
Remaining useful life
Replacement cost
Reserve funding recommendation
A funding plan that avoids any reserve line dropping below $0
What Is a Traditional Reserve Study?
A full reserve study includes all common elements maintained by the association, including:
Roofing and painting
Elevators, HVAC, pools
Asphalt, pavers, lighting, gates
Clubhouses, lobbies, amenities, furniture
It’s not directly mandated under state law – but it’s a standard practice for long-term financial planning.
SIRS vs Full Reserve Study: Key Differences
| Feature | SIRS | Traditional Reserve Study |
|---|---|---|
| Required by Law? | Yes, for 3+ story condos | No, but recommended |
| Legal Basis | §718.112(2)(g), §718.103(26) | §718.112(2)(f) (waiving rules) |
| Scope | Structural and safety items only | All common elements |
| Deadline | First due by Dec 31, 2025 | No state deadline |
| Who Performs It | Licensed engineer or architect | No requirements |
| Funding Rules | Must follow statute; no waiving | Can be waived with vote |
| Update Frequency | At least every 10 years | Typically every 3–5 years |
Do You Need Both?
Probably. If your building is 3 stories or more:
You must complete a SIRS by the 2025 deadline
You should still conduct a full reserve study to plan for other major assets like landscaping, security systems, or pools
A combined approach helps you:
Stay legally compliant
Reduce risk of special assessments
Plan for long-term upkeep beyond structural safety
Final Takeaway
A SIRS is your legal requirement – focused on safety.
A full reserve study is your financial roadmap – covering everything else.
If you’re unsure what’s required or when your last study was done, now’s the time to check. These reports directly impact your board’s ability to plan and fund future repairs.