| 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.
What moves the price
- The count. More homes or units usually means more shared property: longer roads, more roofs, more of everything to measure.
- Buildings. Each condo building of three stories or more needs its own SIRS work, so a campus of six identical mid-rise buildings costs more than one tower with the same unit count.
- Amenities. Marinas, seawalls, elevators, parking garages, central cooling plants and large clubhouses add components and time.
- Records. Clean drawings, past studies and repair invoices shorten the job. A first study with no records is the slowest kind.
- The visit. A site visit costs more than a desk update, and a SIRS always needs a visual inspection.
Updates
Once there is a baseline study, updates cost less. Published guidance puts an update with a site visit at about half to four fifths of a full study, and an update without a visit at roughly 25 to 50 percent of a full study; small associations can pay below $1,000. Florida's SIRS rule is every 10 years; many boards update the ordinary schedule more often so each budget uses current prices.
SIRS on top of a study
Published SIRS fees run $5,000 to $16,500+ per qualifying building. Some firms quote the SIRS and the ordinary study as one job; others price them separately. Ask for one document with both schedules, because the SIRS part cannot be waived and the rest can, and owners should see that line clearly.
Getting a fair comparison
Send every firm the same facts: number of homes or units, number and height of buildings, a list of amenities, the date of the last study and when you need the draft. Ask each to state the credentials of the person who will sign it.
Where this comes from
- Community Associations Institute, Reserve Studies and Funding Resources (levels of service)
- Florida Statutes, s. 718.112 (what a SIRS must cover)
Florida's statutes change most springs; check the current text or the association's attorney before relying on a detail.