The structural integrity reserve study, in plain English

Which buildings

Every residential condominium association must have a SIRS for each building that is three habitable stories or higher, measured under the Florida Building Code, at least every 10 years after the condominium was created. The statute leaves out buildings under three stories, one- to four-family dwellings of three or fewer habitable stories above ground, parts of a building not submitted to condominium ownership, and parts maintained by someone other than the association.

An HOA under chapter 720 is not covered. If your community has both, the SIRS belongs to the condominium association that maintains the building.

What it covers

The study is based on a visual inspection and must include, for each item, its estimated remaining useful life and estimated replacement cost or deferred maintenance expense:

• The roof
• Load-bearing walls and other primary structural members
• Fire protection and fireproofing
• Plumbing
• Electrical
• Exterior paint and waterproofing
• Exterior doors and windows
• Any other item over $25,675 whose failure would harm the items above

It also needs a reserve funding plan for those items, including a baseline plan that keeps the reserve cash balance above zero.

Who may do it

Four kinds of professional can perform or verify the visual inspection: a chapter 471 engineer, a chapter 481 architect, a CAI-credentialed Reserve Specialist, or an APRA-credentialed Professional Reserve Analyst.

Any bidder hoping to win the repair work later has to put that intention in writing up front. Without that disclosure, the contract is voidable.

Deadlines

Associations that existed on or before July 1, 2022 and are controlled by owners had to complete their first SIRS by December 31, 2025. Where a milestone inspection was due by December 31, 2026, the SIRS could be done alongside it, but no later than that date. A milestone inspection done in the previous five years may stand in for the visual inspection part.

If your building has missed these dates, talk to the association's attorney first, then commission the study.

After the study

1. An officer or director signs an affidavit acknowledging receipt.
2. Within 45 days, every owner gets a copy, or notice that one is available on written request.
3. In the same 45 days, the association files a statement with the Division saying owners were told.
4. The next budget funds the SIRS items as the study recommends. Since budgets adopted on December 31, 2024, those reserves cannot be waived or reduced, or spent on anything else.

What it costs

Published fees for a SIRS run $5,000 to $16,500+ per qualifying building, more for large or oceanfront towers. Many associations order the SIRS together with an ordinary reserve study of everything else; see the cost guide.