Due to the arrival of our founder's firstborn (it's a girl!) in early October, no communication will be available for the first half of that month as David prioritizes family. Subsequently, all inspection work will be scheduled in November as soon as possible. We understand if that takes us out of the running in the immediate future. However, if you're still interested in our services, feel free to submit a contact or proposal request. We'd be more than happy to get back to you as soon as we can!
A Structural Integrity Reserve Study (SIRS) is Florida's required deep-dive Reserve Study of a building's structural components. We list below who needs one, what the engagement involves, and other relevant context. We aren't attorneys, so the following isn't intended to represent a legal opinion. In addition, requirements are open to change per legislative session so you should verify current law with your association attorney.
Florida Statute 718.112 requires a Structural Integrity Reserve Study (SIRS) for condominium buildings three habitable stories and taller, and Chapter 719 applies parallel requirements to cooperative buildings. In plain English: if your condo or co-op building has three or more habitable stories, this study almost certainly applies to you. Updated legislation clarified how habitable stories are counted in 2025. For that reason, edge cases such as mixed-use buildings should receive a legal opinion on the necessity of completion.
Throughout Florida, this will apply to everything from a low-rise condominium complex with buildings that are three stories (even if others are less than that) to high-rise beachfront towers.
The engagement and subsequent report cover the statutory structural components:
Mostly self-explanatory, but includes roof covering and membrane materials as present.
Foundations, load-bearing walls, and primary structural members as applicable. Note that there is limitation to the evaluation of these items based on the visual inspection included within a SIRS scope. Inclusion of projects in this section may be brought on by the results of a completed milestone inspection.
Modernization of Fire Alarm Monitoring Systems, Fire Sprinkler Line Inspections/Repairs, Fire Sprinkler Pump Replacements, etc.
Typically an allowance for professional inspections and related repairs (pipes, valves, etc.) due to the limited visual inspection of a SIRS. More comprehensive pipe lining or replacement projects may be incorporated if confirmed as necessary upon an industry professional's evaluation or reported as anticipated by the association.
Exterior meter banks or breaker panels, allowances for professional infrared inspections and/or subsequent repairs.
Elevated deck coating and resurfacing projects, exterior painting and sealant replacements, planter waterproofing, pool resurfacing (if part of the structure), etc.
All windows and exterior doors where the association has the obligation to maintain, repair, and replace the pieces. If unit windows and doors are the responsibility of each respective unit owner, those would not be included in the SIRS.
Other items whose deferred maintenance or failure would affect the components above are included, as long as they are above the $25,000 threshold. This can include exterior railings, gutters and downspouts (since they're attached to the exterior of the building and offer penetration points), rooftop HVAC stands, and more.
The component list will be different for each association, as each association is unique from one another.
The two requirements are constantly confused, and the difference matters. See below for a table outlining the difference:
| Milestone Inspection | SIRS | |
|---|---|---|
| The questions answered | Is the structure safe? What needs to be done to make it safe? | What funding should we collect so (predictable) structural projects can be completed? |
| Who performs it | A Licensed Engineer or Architect | A Licensed Engineer, Architect, or credentialed Reserve Specialist. |
| The statute behind it | Florida Statute 553.899 | Florida Statute 718.112 for Condominiums, Chapter 719 for Cooperatives |
| Timing | Initial at 30 Years (or 25 if coastal/locally required), Every 10 Years Thereafter | Initial Immediately If Not Yet Completed, Every 10 Years Thereafter |
| The deliverable | A Structural Safety Inspection Report (With Repair/Restoration Recommendations As Necessary) | A financial guide that provides a long-term funding plan for predictable structural projects. This incorporates Milestone Inspection recommendations as appropriate. |
This table includes our current understanding of the differences between a Milestone Inspection and a Structural Integrity Reserve Study. However, requirements can change per annual legislative session. Always verify questions and specifics with your association attorney.
A brief history with the most recent changes, summarized to be as clear as possible.
2022 legislation set the first SIRS deadline at the end of 2024; 2025 legislation (HB 913) extended completion to December 31, 2025. After initial completion, the SIRS will need to be completed again at least once every 10 years.
For budgets adopted on or after January 1, 2025, associations cannot waive or underfund reserves for SIRS items.
The association must follow a funding plan that does not allow the reserve balance to drop below $0 during the 30-year projection, which is presented by the SIRS report.
The cost threshold for items that must be included rose from $10,000 to $25,000, adjusted for inflation. The intent with this change was to keep the focus on genuinely significant components.
The same legislation gave boards some room to maneuver. Reserve funds may now be placed in certificates of deposit and similar depository accounts without an owner vote. Associations addressing critical repairs identified by a milestone inspection may pause SIRS reserve contributions for up to two years while that work proceeds. And a SIRS provider that bids on related repair work must disclose the conflict in writing.
As another reminder, this information is not intended to represent legal advice. The information shown is our understanding based on research and interpretations we've been provided in the past. Before your board relies on any of it, verify current law with your association's legal counsel.
We believe so, yes. The recommendations within the initial SIRS were based on the association's financial position and component conditions at that time. Costs have risen. Component conditions have changed. The association didn't follow the plan. Unfortunately, a new plan now needs to be created. We'd still recommend confirming with your association attorney before working through another engagement, but the answer will likely be that an update is needed.
In most cases, yes. However, the prior report would need to have adequate component quantities and data to conduct an update. A component list of "1 Lump Sum" for all components won't give us enough data, which means we'd only provide a proposal for a Full, or from scratch, engagement. If you're not sure, feel free to send the prior SIRS report our way and we'd be happy to confirm whether we feel it can be updated!
Not at all. The milestone inspection assessed the structure's safety. The SIRS builds the funding plan for the structural components. The best time to conduct a SIRS is actually after the milestone inspection has been completed. That way, any subsequent repair and/or replacement recommendations from that milestone inspection can be incorporated within the SIRS. They complement each other, and qualifying buildings typically need to complete both.
To our knowledge, yes. If an association qualifies for the SIRS requirement, then all buildings within it would need to be included. However, as with similar responses, we recommend speaking to your association's legal counsel for a specific, clear answer based on your direct situation.
No. The Board of Directors (or an authorized agent) must submit the Structural Integrity Reserve Study reporting form to the Florida Department of Business and Professional Regulation within 45 days of engagement completion. You can visit this page for more information from the Florida DBPR.
While it is a first step for compliance, it isn't the only step. A SIRS informs the association of the projected funding requirements and recommendations. The Board can then report completion of the SIRS to the Florida DBPR. However, that isn't the last step. Compliance is only achieved when the association's Board accepts and implements the necessary funding amounts within the annual budget. We're happy to explain further if you need it, although any legal questions should be guided towards your association's legal counsel.
Tell us about your building: stories, age, location, and any inspection history. You will get a straight answer about what applies and a proposal scoped to the work.
Any statute references on this website were last reviewed on September 12th, 2026. Laws change, and no information on this website is intended as a legal opinion. Please verify current legislative requirements with your association attorney.