Structural Integrity Reserve Studies for Florida condominiums
The study Florida law requires for condo and co-op buildings with three or more floors people live or work on. We inspect eight structural and life-safety parts, estimate how long each will last and what it will cost to replace, and give your board a funding plan.
Prepared by Margery J. Schultz, founder
Inspecting buildings since 2008 · 2,000+ reports
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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.
Which buildings need a SIRS?
Every residential condo and co-op association needs a SIRS for each building with three or more floors people live or work on. The study must be redone at least every 10 years. If the developer still controls the building, the SIRS must be finished before control passes to the owners. Buildings with fewer than three such floors are not covered by the SIRS law.
What are the current Florida SIRS deadlines?
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. That deadline has now passed. If an association does its SIRS together with a milestone inspection due on or before December 31, 2026, it has until December 31, 2026. Every qualifying building repeats the study at least every 10 years.
| Situation | Deadline |
|---|---|
| Owner-run association existing on or before July 1, 2022 | December 31, 2025 (passed) |
| SIRS done together with a milestone inspection due on or before Dec 31, 2026 | December 31, 2026 |
| Developer-controlled building | Before turnover to unit owners |
| Every qualifying building, ongoing | At least every 10 years |
Statutes: Fla. Stat. 718.112(2)(g) and 719.106, as amended by HB 913 (2025) · Reviewed by Margery J. Schultz · Last reviewed:
What does a SIRS cover?
A Florida SIRS covers eight categories: roof; structure, including load-bearing walls, floors and foundation; fireproofing and fire protection; plumbing; electrical; waterproofing and exterior painting; windows and exterior doors; and any other item over $25,000 whose failure would negatively affect the first seven, as determined by the visual inspection.
- RoofRoof coverings, flashing and roof-level drainage are examined for condition and remaining life.
- StructureLoad-bearing walls and other primary structural members and systems, including floor and foundation elements.
- Fireproofing and fire protection systemsFire-rated assemblies and fire protection systems serving the building.
- PlumbingCommon plumbing distribution, risers and related equipment.
- Electrical systemsCommon electrical service, distribution and related equipment.
- Waterproofing and exterior paintingExterior coatings, sealants and waterproofing assemblies, including balcony and deck surfaces.
- Windows and exterior doorsWindows and exterior doors that the association maintains.
- Other items over $25,000Any other item with a deferred maintenance expense or replacement cost over $25,000 (adjusted for inflation) whose failure would negatively affect items 1–7, as determined by the visual inspection.
Who is allowed to prepare a SIRS in Florida?
A Florida SIRS, including its visual inspection, must be done or verified by one of these: a Florida-licensed engineer, a Florida-licensed architect, a Reserve Specialist (RS) certified by the Community Associations Institute, or a Professional Reserve Analyst (PRA) certified by the Association of Professional Reserve Analysts. Ask any firm you interview who signs the study.
What your board receives
You get a report your board can adopt with its budget and file with the state. It covers all eight categories and the funding figures Florida law requires, in plain words board members can explain to owners.
The eight required components
Each with remaining useful life and replacement cost.
Funding plan
A recommended annual reserve contribution the board adopts with its budget.
A draft to review
The board and manager review a draft, with a walkthrough call.
Final signed report
Ready for your budget and for state reporting where required.
How is a SIRS different from a regular reserve study?
A SIRS covers only the eight structural and life-safety categories for condominium and co-op buildings with three or more floors people live or work on. A full reserve study covers everything the association maintains, from paving and pools to elevators. Many Florida condos need both, often in one engagement.
What happens after the study?
After the SIRS is done, the board adopts the reserve figures in its next budget. Within 45 days, the association reports the study to the Florida Department of Business and Professional Regulation (DBPR), Division of Condominiums, Timeshares and Mobile Homes, through its online account. Reserves for SIRS components cannot be waived or cut below what the study requires.
There is one limited exception. After a milestone inspection finds needed repairs, an association may pause or reduce SIRS reserve contributions to pay for those repairs. This needs majority approval of the total voting interests. It can last for up to two annual budgets in a row, adopted on or before December 31, 2028. The association then needs a new SIRS before it goes back to normal contributions.
Statutes: Fla. Stat. 718.112(2)(g) and 719.106, as amended by HB 913 (2025) · 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.