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INDEPENDENT WORKSReserve Studies & Insurance Appraisals

Reserve studies your board can defend.

SIRS, reserve studies, and insurance appraisals for Florida condominium and HOA boards, prepared by Margery Schultz.

Request a Proposal or call (727) 204-6000
Margery J. Schultz, founder of Independent Works, LLC

Prepared by Margery J. Schultz, founder

Inspecting buildings since 2008 · 2,000+ reports

About Margery →

Street-level view looking up at three Miami high-rise condominium towers

What does your association need?

Three services. One named professional. A fixed-fee proposal for each.

  1. Beachfront condominium tower with stacked balconies and glass facade seen from the sand

    Structural Integrity Reserve Study

    Florida's required study of the eight structural and life-safety components of condo and co-op buildings with three or more floors people live or work on. Required at least every 10 years.

    SIRS details →
  2. Clay tile roof in the foreground with twin oceanfront condominium towers behind

    Reserve Study

    A full component inventory and 30-year funding plan for everything your association maintains, from roofs and paving to pools and elevators, so capital projects are funded instead of assessed.

    Reserve study details →
  3. Aerial view of a condominium pool deck with pavers, fencing, umbrellas and landscaping

    Insurance Appraisal

    An independent estimate of what it would cost to rebuild your property. Florida condominiums need one at least every 36 months to set adequate coverage.

    Appraisal details →

Florida SIRS — last reviewed

The first SIRS deadline has passed. The next one is December 31, 2026.

Condo and co-op associations run by their owners had until December 31, 2025 to finish their first structural integrity reserve study. Those doing it with a required milestone inspection have until December 31, 2026. If yours isn’t done, start now. Site visits and reports take time to schedule.

Read the Florida SIRS rules in plain English →
SituationDeadline
Owner-run association existing on or before July 1, 2022December 31, 2025 (passed)
SIRS done together with a milestone inspection due on or before Dec 31, 2026December 31, 2026
Developer-controlled buildingBefore turnover to unit owners
Every qualifying building, ongoingAt least every 10 years

Where we work

  • Florida

    SIRS, reserve studies and insurance appraisals for condo, co-op and HOA boards.

    Florida details →

  • California

    Reserve studies and SB 326 balcony inspection support for HOA boards.

    California details →

Your study is prepared by a named professional, not a call center.

Margery J. Schultz, founder of Independent Works, LLC

Independent Works is Margery Schultz’s firm.

She studied architecture at Florida International University. She has inspected buildings since 2008 and written more than 2,000 reports. You know who is looking at your building.

Why independence matters

A reserve study sets numbers a board has to adopt and defend to owners. Those numbers should come from someone whose only job is to get them right.

Florida requires a firm that bids on the SIRS to disclose in writing if it plans to bid on the repairs the study recommends. We prepare studies and appraisals. Our only interest is getting your numbers right.

From request to final report

  1. RequestSend the form or call. We confirm the building details and your deadline.
  2. ProposalA fixed-fee proposal with scope and schedule.
  3. Document reviewWe gather prior studies, budgets, plans, and maintenance records.
  4. Site visitA visual inspection of the common elements.
  5. Draft reportA draft for the board and manager to review, with a walkthrough call.
  6. Final reportFinal signed report, ready for your budget and for state reporting where required.

Board questions we answer most

What is a structural integrity reserve study?
A structural integrity reserve study (SIRS) is a reserve study Florida requires for condo and co-op buildings with three or more floors people live or work on. It starts with a visual inspection. It estimates how long each of eight structural and life-safety components will last and what each will cost to replace. Then it sets the yearly reserves needed to pay for them.
What is the Florida SIRS deadline?
Associations that existed on or before July 1, 2022, and where the developer had handed control to the owners, had to finish their first SIRS by December 31, 2025. Some associations must also finish a milestone inspection on or before December 31, 2026. They may combine the two, and then the SIRS deadline is December 31, 2026.
What's the difference between a reserve study and a SIRS?
A SIRS covers only the eight structural and life-safety categories, for condo and co-op buildings with three or more floors people live or work on. A full reserve study covers every component the association maintains, from paving and pools to elevators and interiors. Many Florida condominiums need both, often combined in one engagement.
How often does a Florida condo need an insurance appraisal?
Florida condominium associations must carry adequate property insurance based on the replacement cost of the property, determined by an independent insurance appraisal or an update of a prior appraisal at least once every 36 months, under Florida Statutes 718.111(11).
See all questions →

Request a proposal

(727) 204-6000

Four short fields are enough to start. We’ll send a fixed-fee proposal and a realistic schedule.

No obligation. We never share your information.

Call (727) 204-6000Get a Quote