Florida SIRS, reserve studies & insurance appraisals
Florida condominium and co-op boards now carry some of the most specific reserve requirements in the country. We prepare structural integrity reserve studies, full reserve studies, and insurance appraisals for Florida associations, from our base in Dunedin.
Services
Structural Integrity Reserve Study (SIRS)
The Florida-required study of eight structural and life-safety components for condo and co-op buildings with three or more floors people live or work on.
Details →Reserve study
A full component inventory and funding plan for everything the association maintains, so capital projects are funded instead of assessed.
Details →Insurance appraisal
An independent replacement cost valuation, required for Florida condominiums at least every 36 months.
Details →
FLORIDA SIRS — LAST REVIEWED SEPTEMBER 2026
The first SIRS deadline has passed. The next one is December 31, 2026.
Unit-owner-controlled condominium and co-op associations had until December 31, 2025 to complete their first structural integrity reserve study. Associations completing it alongside a required milestone inspection have until December 31, 2026. If your association hasn't finished its SIRS, start now: site visits and reports take time to schedule.
Behind on your SIRS?
If your association hasn't finished its SIRS, start now: site visits and reports take time to schedule.
- Step 1: Send us the association name, number of units, and your deadline.
- Step 2: We send you a proposal.
- Step 3: Talk to your association attorney about any period the association was out of compliance.
This is a plain-language summary, not legal advice. Confirm your association's obligations with your association attorney.
What Florida requires
- Which Florida buildings need a SIRS?
- Residential condo and co-op associations need a SIRS for each building with three or more floors people live or work on. The study starts with a visual inspection of eight structural and life-safety components. It sets the reserves needed to fund them.
- What are the current Florida SIRS deadlines?
- Unit-owner-controlled associations existing on or before July 1, 2022 had until December 31, 2025. Associations completing the SIRS alongside a milestone inspection due on or before December 31, 2026 have until December 31, 2026. Developer-controlled buildings need one before turnover.
- How often must a Florida SIRS be updated?
- At least every 10 years for each qualifying building. An association that has completed a milestone inspection may delay its SIRS for up to two consecutive budget years after that inspection.
- How often does a Florida condo need an insurance appraisal?
- At least once every 36 months. Florida Statutes 718.111(11) requires condominium associations to carry property insurance based on replacement cost, determined by an independent appraisal or an update of a prior appraisal.
Reviewed by Margery J. Schultz · Last reviewed:
This is a plain-language summary, not legal advice. Confirm your association's obligations with your association attorney.
Cost and timing
Every proposal is a fixed fee with a scope and schedule.
Tell us your deadline when you ask for a proposal.