Which law, here as everywhere
The reserve rules are state law and apply the same way in Pinellas 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 Pinellas board
- Ask the firm to separate flood-related repairs from normal replacement. Under the 49 percent rule, a large repair can trigger elevation or flood-proofing work that changes the reserve picture.
- St. Petersburg and Clearwater run their own departments; the list above is the county's.
- Coastal buildings wear faster. Expect shorter useful lives for windows, railings and exterior coatings than inland studies show.
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 Pinellas
Firms with an office in the area or that say they cover all of Florida, from their own websites. Not a recommendation.
Beryl Engineering & Inspection
Tampa
Reserve studies, SIRS, milestone inspections. Licensed engineers; works across greater Tampa Bay.
Coral Gables, St. Petersburg
Reserve studies, SIRS, insurance appraisals, milestone inspections. Two Florida offices and one in New Jersey.
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.