Florida SIRS Requirements: Structural Integrity Reserve Study Guide
Everything Florida condominium association (COA) boards need to know about Structural Integrity Reserve Studies. Milestone inspections, reserve funding mandates, deadlines, and how to stay compliant under current Florida law.
Tracking a SIRS for your building? HOA Cloud's condo management software tracks each building's study, its next due date and the follow-up tasks.
SIRS At a Glance
Key FactsWhat Is a Structural Integrity Reserve Study (SIRS)?
A Structural Integrity Reserve Study (SIRS) is a study performed or verified by a licensed engineer or architect, or a certified reserve specialist or professional reserve analyst. It was first required by Florida Senate Bill 4-D (SB 4-D), enacted in 2022 following the catastrophic collapse of the Champlain Towers South condominium in Surfside, Florida, which killed 98 people in June 2021. Later laws (SB 154 in 2023, HB 1021 in 2024 and HB 913 in 2025) amended the requirement; this guide follows the current statute, §718.112(2)(g).
The SIRS evaluates the structural condition and remaining useful life of critical building components and determines how much the association must set aside in reserves to fund future repairs and replacements. Unlike a traditional reserve study that focuses on common area amenities, a SIRS specifically targets structural elements that affect building safety and integrity.
The SIRS requirement applies to residential Florida condominium buildings three or more habitable stories high, with narrow statutory exceptions. It is one of the biggest changes to Florida condominium law in decades and has major financial implications for associations, as owners can no longer vote to waive reserves for SIRS components.
Why SIRS Was Enacted
The Champlain Towers South collapse revealed that many Florida condominiums had been deferring critical structural maintenance for years, often by voting to waive or reduce reserve funding. SB 4-D was designed to prevent future tragedies by requiring professional structural assessments, mandatory milestone inspections, and SIRS reserves that owners can no longer vote to waive.
Who Must Comply with SIRS Requirements?
SIRS Required
- Residential condominium buildings three or more habitable stories high
- The condominium portions of mixed-use buildings (3+ stories)
- Cooperative buildings 3+ stories have a parallel requirement under Chapter 719
SIRS Not Required
- Homeowners associations (HOAs) under Chapter 720 -- regardless of building height
- Buildings with fewer than 3 habitable stories
- Single-family to four-family dwellings with 3 or fewer habitable stories above ground
- Any portion of a building not submitted to the condominium form of ownership
- Any portion of a building maintained by a party other than the association
Milestone Inspections: Phase 1 and Phase 2
Condominium and cooperative buildings of 3 or more habitable stories must also undergo amilestone inspection once they reach 30 years of age. A milestone inspection done in the past 5 years can be used for the visual inspection portion of the SIRS. This is a two-phase structural assessment conducted by a licensed engineer or architect:
Phase 1 Inspection
A visual examination of the building's structural components by a licensed engineer or architect. The purpose is to identify any signs of structural distress or deterioration.
- Visual assessment of all structural components
- Identification of any substantial structural deterioration
- Determination of whether a Phase 2 inspection is needed
- Written report submitted to the association and local building official
- Must be completed within 180 days after the local building official's written notice
Phase 2 Inspection
Required only if Phase 1 reveals substantial structural deterioration. A more detailed, invasive investigation of the building's structure.
- Detailed testing of structural components (concrete cores, rebar assessment, etc.)
- Evaluation of the extent and cause of deterioration
- Recommended program for fully assessing and repairing the deterioration
- Repairs must begin within 365 days of receiving the report
- Report to the association and the local building official
When Are Milestone Inspections Required?
If Required Locally
The local building official may require the first milestone inspection at 25 years of age, based on local conditions such as being near salt water, then every 10 years.
General Rule
By December 31 of the year the building turns 30 (counted from its certificate of occupancy), then every 10 years thereafter.
What Building Components Must SIRS Cover?
A SIRS must evaluate and calculate reserves for these specific structural and safety components:
Roofing
Roof structure, membrane, flashing, and drainage systems
Structure
Load-bearing walls and other primary structural members and systems, which can include foundations and structural floor slabs
Fireproofing
Fire protection systems, fire stops, and fireproofing materials
Plumbing Systems
Piping, water supply, drainage, and sewer systems
Electrical Systems
Main electrical panels, distribution, and emergency systems
Waterproofing
Exterior waterproofing, joint sealants, and exterior painting
Windows & Doors
Exterior windows, sliding doors, and their frames
Plus: Any Item Over $25,000
The SIRS must also include any other item with a deferred maintenance expense or replacement cost exceeding $25,000 (or the division's inflation-adjusted amount, if greater) if neglecting it would harm the items listed above.
No More Reserve Waivers: What Changed
One of the most consequential changes under SB 4-D is the elimination of reserve waivers for structural components.
Before SB 4-D
- Associations could vote to waive reserves entirely
- Owners could vote to reduce reserve funding below recommended levels
- Many associations had severely underfunded reserves
- Deferred maintenance on structural components was common
- Special assessments were the last-resort fix for years of neglect
After SB 4-D (Current Law)
- Owners cannot vote to waive or reduce reserves for SIRS items (narrow exceptions apply)
- Reserves must follow the SIRS funding plan, which at minimum keeps the reserve balance above zero
- Funding differently than the plan requires an updated SIRS first
- The annual financial report includes a summary of reserves
- Willfully skipping a SIRS is a breach of directors' fiduciary duty
This change means many Florida condominium associations are facing significant increases in monthly assessments as they move from underfunded reserves to reserves that follow the SIRS funding plan. While the financial impact is substantial, the law is designed to prevent catastrophic building failures by ensuring money is set aside for critical maintenance before problems become emergencies.
Key SIRS Deadlines and Timeline
Associations must track multiple deadlines to maintain SIRS compliance:
Initial SIRS Completion
Owner-controlled associations existing on or before July 1, 2022 had to complete their first structural integrity reserve study.
SIRS Done With a Milestone Inspection
Associations with a milestone inspection due by this date may complete their first SIRS together with that inspection, but no later than December 31, 2026.
Structural Reserve Funding
Associations must fund structural reserves through the association's budget process based on the study's findings. Owners can no longer vote to waive or reduce reserves for SIRS items.
Budget Follows the SIRS
The budget's SIRS reserves must follow the most recent SIRS. If the board wants to fund differently, it must get an updated SIRS first.
SIRS Update Required
The structural integrity reserve study must be updated at least every 10 years by a licensed engineer or architect, or a certified reserve specialist or professional reserve analyst.
Milestone Inspections
Buildings of 3+ habitable stories must complete a milestone inspection by December 31 of the year they turn 30, or at 25 if the local building official requires it, then every 10 years.
How HOA Cloud Tracks SIRS Compliance
Managing SIRS requirements by hand is complex and risky. HOA Cloud tracks the deadlines, stores the studies, and reports status to the board.
Deadline Tracking
Automatic tracking of milestone inspection dates, SIRS study deadlines, and 10-year renewal cycles. Alerts sent well before any deadline approaches.
Study Storage & Posting
Upload and post current and prior SIRS studies for unit-owner access. Automatic categorization against the document posting requirements.
Reserve Monitoring
Track reserve funding levels against SIRS recommendations. Visual dashboard showing funded vs. required amounts for each structural component.
Compliance Alerts
Automated notifications to board members when studies are expiring, milestones are approaching, or reserve funding falls below required levels.
Board Reporting
Generate compliance reports for board meetings showing SIRS status, reserve levels, and upcoming deadlines. Everything documented for the board's records.
Audit Trail
Complete audit trail of all SIRS-related documents, decisions, and communications, so the board can show its compliance efforts.
Frequently Asked Questions About SIRS
What is a SIRS (Structural Integrity Reserve Study) in Florida?
A SIRS (Structural Integrity Reserve Study) is a mandatory study, required under §718.112(2)(g) (first enacted by SB 4-D and since amended) for residential condominium buildings three or more habitable stories high, that must be performed or verified by a licensed engineer or architect, or a certified reserve specialist or professional reserve analyst. It evaluates the structural condition and remaining useful life of key building components and calculates the reserves needed to fund future repairs and replacements.
Which Florida buildings are required to have a SIRS?
SIRS is required for residential Florida condominium buildings three or more habitable stories high, including the condominium portions of mixed-use buildings, subject to statutory exceptions such as buildings of four or fewer family units with three or fewer habitable stories above ground. Cooperatives have a parallel SIRS requirement under Chapter 719. Single-family HOAs governed by Chapter 720 are not subject to SIRS requirements.
What is a milestone inspection in Florida?
A milestone inspection is a structural assessment required for Florida condominium and cooperative buildings of 3 or more habitable stories, due by December 31 of the year the building turns 30 (counted from its certificate of occupancy) and every 10 years after. Local building officials can require it at 25 years based on local conditions such as being near salt water. The inspection must be performed by a licensed engineer or architect and includes both a visual Phase 1 inspection and, if needed, a more detailed Phase 2 inspection.
What building components must SIRS cover?
SIRS must evaluate and fund reserves for: roof; structure, including load-bearing walls and other primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred maintenance expense or replacement cost exceeding $25,000, or the inflation-adjusted amount the division sets, whichever is greater, if neglecting it would harm the items above (§718.112(2)(g)1).
Can Florida condo associations waive SIRS reserve requirements?
Generally no. Owners can no longer vote to waive or reduce reserves for the items a SIRS covers, a major change from previous law. There are narrow exceptions, such as a temporary pause of up to two budgets, approved by a majority of all voting interests, to pay for milestone-inspection repairs (budgets adopted through 2028). Reserves must follow the SIRS funding plan, which at minimum keeps the reserve balance above zero.
What is the deadline for the first SIRS in Florida?
Owner-controlled associations that existed on or before July 1, 2022 had to complete their first SIRS by December 31, 2025. An association with a milestone inspection due by December 31, 2026 may complete the SIRS together with that inspection, but no later than December 31, 2026. Newer condominiums need a SIRS at least every 10 years after the condominium is created, and the developer must deliver a turnover inspection report before handing control to the owners.
What happens if a Florida condo does not complete a SIRS?
Willfully and knowingly failing to complete a SIRS is a breach of the directors' fiduciary duty and can bring DBPR fines and removal. Other consequences include difficulty obtaining insurance, difficulty selling units (lenders may refuse to finance purchases), and potential building safety orders from local authorities.
How does HOA Cloud help with SIRS compliance?
HOA Cloud tracks SIRS deadlines and milestone inspection dates, stores and posts current and prior studies for unit-owner access, monitors reserve funding levels against SIRS recommendations, sends alerts before studies expire or milestones are due, and provides a compliance dashboard showing SIRS status.
Related Florida HOA Law Guides
Condo Management Software
How HOA Cloud tracks SIRS, milestone inspections and the rest of Chapter 718.
See the software →Chapter 718: Florida Condominium Act
The comprehensive law governing all Florida condominium associations.
Read the guide →Chapter 720: Florida HOA Act
The governing statute for non-condominium homeowners associations in Florida.
Read the guide →Keep Your SIRS and Milestone Dates on Track
HOA Cloud tracks SIRS deadlines, milestone inspections, and reserve funding for condominium associations, plus Chapter 720 deadlines for HOAs. One platform for both community types.
7-day free trial. No setup fee. Month-to-month; cancel with 30 days' notice.