Which law, here as everywhere
The reserve rules are state law and apply the same way in Orange as in the rest of Florida. A homeowners' association under chapter 720 has reserves only if its declaration or its members create them. A condominium under chapter 718 must budget reserves, and each building three habitable stories or higher needs a SIRS at least every 10 years.
For a Orange board
- Many Orlando-area HOAs sit under a master association. Each layer keeps its own reserves; ask whether the study covers yours or the master's.
- Gated entries, amenity centers and private roads dominate HOA studies here. Paving is often the largest single line.
- Inland buildings still face Florida roofs. Roof life on a 30-year-old condo is usually the first big number in the study.
Typical fees
| Community size | Typical fee | What it usually covers |
|---|---|---|
| Under 50 homes or units | $1,500 to $5,000 | One pool or clubhouse at most, short private roads |
| 50 to 150 | $2,000 to $8,000 | Gate, amenity center, some paving and drainage |
| 150 to 300 | $5,000 to $20,000+ | Several buildings or a long list of common elements |
| 300 and over | from $10,000 | Master associations and large campuses |
| SIRS, per building | $5,000 to $16,500+ | Condo buildings of three habitable stories or more; coastal towers run higher |
Typical ranges, rounded. A guide, not a quote.
Firms that name Orange
Firms with an office in the area or that say they cover all of Florida, from their own websites. Not a recommendation.
Structural Integrity Engineers
Tampa, Naples, Fort Myers, Miami, Orlando
SIRS, milestone inspections. Lists five Florida offices.
Coral Gables, West Palm Beach, Orlando
SIRS, milestone inspections. Licensed engineers with three Florida offices.
Kissimmee (Florida office)
Reserve studies, SIRS, transition studies. Founder is a professional engineer and Reserve Specialist.
Orlando
Reserve studies, SIRS. Says it serves all 67 Florida counties.
FPAT (Felten Property Assessment Team)
Safety Harbor
Reserve studies, SIRS, insurance appraisals. Shows CAI and APRA membership on its site.
More on the Florida firms page.