Florida Structural Integrity Reserve Study (SIRS) Requirements: 2025 Complete Guide

What is a Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study is a specialized engineering assessment that evaluates the remaining useful life and replacement costs of a building's critical structural components. Unlike traditional reserve studies that include aesthetic and non-structural items, SIRS focuses exclusively on components that affect the structural integrity and safety of your building.

The SIRS serves three essential purposes for your association. First, it identifies potential structural issues before they become catastrophic failures. Second, it establishes mandatory reserve funding requirements that cannot be waived by member vote. Third, it provides a clear financial roadmap for maintaining your building's structural integrity over the next 30 years.

SIRS vs. Traditional Reserve Study: Understanding the Difference

Many associations confuse SIRS requirements with traditional reserve studies, but these assessments serve different purposes and follow different rules:

Florida SIRS Requirements: Complete Breakdown

Who Needs a SIRS Study?

The requirement for a Structural Integrity Reserve Study applies to condominium and cooperative associations with buildings containing three or more habitable stories. The term "habitable stories" is crucial here – it refers to floors intended for human occupancy, excluding uninhabitable spaces like parking garages, storage areas, or mechanical rooms that are not regularly occupied.

Your association must determine whether each building in your community meets this threshold. A building with two residential floors above a parking garage would qualify as having three habitable stories if the parking level includes habitable spaces like a lobby, offices, or amenity rooms. However, a two-story residential building over an open parking structure would not trigger the SIRS requirement.

The only statutory exemption applies to four-family dwellings with three or fewer habitable stories. This narrow exception recognizes that smaller residential buildings pose less risk and have simpler maintenance needs than larger condominium structures.

The Eight Mandatory SIRS Components

Florida law requires your SIRS to evaluate eight specific building components that directly impact structural integrity. These components must be assessed regardless of their current condition or recent maintenance history:

1. Roof Systems - Your roof assessment must include the entire roofing system – not just the surface materials. This encompasses roof decking, structural supports, drainage systems, flashing, and any rooftop equipment mounting structures. The evaluation considers weather resistance, load capacity, and the interconnection between roofing and structural elements.‍
2. Structure (Load-Bearing Walls and Primary Structural Members) - This component covers the building's skeletal framework, including load-bearing walls, columns, beams, floor slabs, and foundations. The assessment evaluates concrete deterioration, steel corrosion, settlement issues, and any signs of structural distress that could compromise the building's stability.
3. Fireproofing and Fire Protection Systems - Fire safety systems require careful evaluation, including sprinkler systems, fire pumps, standpipes, fire alarm systems, and fireproofing materials applied to structural steel. The study examines both active systems (sprinklers, alarms) and passive protections (fire-rated assemblies, fireproofing coatings).
4. Plumbing Systems - The plumbing assessment covers supply lines, waste lines, venting systems, and associated equipment like water heaters and pumps. Special attention is paid to cast iron waste lines, galvanized supply pipes, and any plumbing that runs through or could affect structural elements.
5. Electrical Systems - Electrical infrastructure evaluation includes main service equipment, distribution panels, feeders, branch wiring, and grounding systems. The assessment considers the age of wiring, capacity for current and future loads, and any electrical components that could pose fire or safety hazards.
6. Waterproofing and Exterior Painting - While painting might seem cosmetic, exterior coatings serve as critical waterproofing barriers. This component includes sealants, caulking, waterproof membranes, stucco systems, and any exterior finishes that protect the structure from water intrusion.
7. Windows and Exterior Doors - All exterior openings require assessment, including windows, sliding glass doors, entry doors, and their frames and hardware. The evaluation considers weatherproofing, structural attachment, impact resistance (in applicable zones), and operational safety.
8. Other Items Exceeding $25,000 = Any additional building component with a replacement cost exceeding $25,000 that affects the structural integrity of the seven primary components must be included. This might include balconies, railings, expansion joints, or mechanical equipment supports.

The Two-Phase SIRS Process

Your SIRS follows a systematic two-phase approach designed to balance thoroughness with cost-effectiveness:

Phase 1: Visual Inspection

The initial phase involves a comprehensive visual inspection conducted by a licensed Florida engineer or architect. The professional examines all accessible areas of the eight mandatory components, documenting their condition through photographs, measurements, and detailed notes. This non-invasive assessment identifies areas of concern that may require deeper investigation.

During Phase 1, the inspector looks for visible signs of deterioration such as cracks, corrosion, water damage, settlement, or other indicators of structural distress. They review available documentation including original construction plans, previous inspection reports, and maintenance records to understand the building's history and identify potential problem areas.

Phase 2: Comprehensive Investigation (If Required)

If the Phase 1 inspection reveals conditions requiring further investigation, the engineer may recommend Phase 2 testing. This phase employs destructive or non-destructive testing methods to evaluate concealed conditions or determine the extent of observed deterioration.

Phase 2 investigations might include concrete core sampling, ground-penetrating radar, infrared thermography, or selective demolition to expose hidden conditions. While Phase 2 adds cost and time to the process, it provides crucial information when Phase 1 observations indicate potential structural concerns.

SIRS Study Timeline and Deadlines (HB 913 Updates)

Critical Compliance Deadlines

The Florida Legislature's passage of HB 913 in 2025 provided crucial clarification and some relief regarding SIRS deadlines. The standard deadline for completing your initial SIRS and adopting a compliant budget is December 31, 2025. This represents a one-year extension from the original December 31, 2024 deadline, acknowledging the challenges associations faced in scheduling qualified professionals and completing these complex studies.

However, associations with a milestone inspection coming due may qualify for an extended deadline of December 31, 2026. To qualify for this extension, your building must be required to complete its initial or 10-year recertification milestone inspection before December 31, 2026. This provision recognizes the practical efficiency of coordinating these related structural assessments.

After your initial SIRS, updates must be performed every 10 years. This cycle ensures your reserve funding remains aligned with your building's actual condition and current construction costs. The 10-year update requirement applies regardless of any interim repairs or improvements to the studied components.

Budget Adoption Requirements

Completing the SIRS study itself is only part of the compliance requirement. Your association must also adopt a budget that includes the baseline funding plan identified in the SIRS by December 31, 2025. This budget adoption requires proper notice to members and must follow your governing documents' procedures for budget approval.

The baseline funding plan establishes the minimum annual reserve contribution necessary to ensure adequate funds are available when each component requires replacement or restoration. Your board cannot adopt a budget that funds below this baseline level, even with member approval.

Florida SIRS Funding Requirements

Mandatory Funding: No Waivers Allowed

The most significant change under Florida's SIRS legislation is the elimination of member voting rights to waive or reduce reserve funding for SIRS components. Your association must fully fund reserves for all eight mandatory components according to the baseline funding plan established in your study. This requirement cannot be modified, waived, or reduced regardless of member sentiment or financial hardship.

The mandatory funding requirement ensures associations maintain adequate reserves to address structural repairs when needed, preventing the deferred maintenance that contributed to tragedies like the Surfside collapse. While members retain voting rights for non-SIRS reserve components, the structural integrity reserves stand apart as non-negotiable safety requirements.

Understanding Baseline Funding Plans

Your baseline funding plan represents the minimum acceptable reserve contribution schedule that maintains positive cash flow throughout the study period. The plan must demonstrate that reserve account balances will remain above zero at all times while accumulating sufficient funds for each component's eventual replacement or restoration.

The baseline calculation considers several factors including current reserve balances, remaining useful life of each component, estimated replacement costs, and inflation projections. The resulting contribution schedule typically uses a "cash flow" method that may vary annual contributions based on anticipated expenditure timing.

Available Funding Methods

HB 913 expanded the funding options available to associations struggling to meet their SIRS reserve requirements. While regular assessments through your annual budget remain the primary funding mechanism, associations can now utilize alternative funding sources with proper member approval:

• Special Assessments - Your board can levy special assessments to fund SIRS reserves with majority approval from your membership. This option allows associations to quickly address funding shortfalls or accelerate reserve accumulation. Special assessments can be structured as lump-sum payments or installments over a specified period.
• Lines of Credit - Associations can establish lines of credit to provide financial flexibility in meeting reserve requirements. With majority member approval, your board can secure a line of credit that serves as a financial backstop, ensuring funds are available when needed while spreading costs over time.
• Loans - Traditional bank loans offer another funding avenue for associations needing to jumpstart their reserve funds or finance immediate repairs while building reserves. Loan proceeds can be deposited directly into reserve accounts, with debt service paid through assessments.
• Reserve Investments - Your board can now invest reserve funds in certificates of deposit without member approval, providing potential returns above standard savings rates. While investments must remain conservative and liquid, even modest returns can reduce the total member contributions needed over time.

Accounting Methods and Flexibility

The SIRS legislation provides important flexibility in how associations account for their structural integrity reserves. The pooling method is explicitly authorized for SIRS components, allowing associations to maintain a single reserve account for all eight mandatory components rather than separate accounts for each.

Your board can change between accounting methods (straight-line, cash flow, or pooling) without member vote, providing operational flexibility as circumstances change. This authority only applies to SIRS components – changes to non-SIRS reserve accounting methods still require member approval as specified in your governing documents.

Temporary Funding Pause Option

Recognizing that some buildings may need to prioritize immediate structural repairs over reserve accumulation, HB 913 created a limited pause option. Associations can temporarily suspend SIRS reserve funding for up to two consecutive years if they need to prioritize repairs identified in a milestone inspection.

To utilize this pause option, your association must meet specific criteria. First, the pause can only be used for budgets adopted before December 31, 2028. Second, you must complete a new SIRS before resuming contributions to ensure funding requirements reflect any completed repairs. Third, the pause is intended solely for associations redirecting funds to immediate structural repairs, not for general financial relief.

Florida Condo Reserve Requirements Beyond SIRS

Traditional Reserve Components

While SIRS addresses structural components, your association must still plan for non-structural reserves. Traditional reserve components include parking lot paving, pool resurfacing, elevator modernization, clubhouse renovations, landscaping, and other common element maintenance that doesn't affect structural integrity.

These non-SIRS reserves remain subject to traditional funding rules. Members can vote to waive or reduce funding for these components, though doing so may lead to special assessments when repairs become necessary. Many associations find it prudent to maintain healthy non-SIRS reserves despite the ability to waive them.

Coordinating SIRS and Traditional Reserves

Your association should coordinate SIRS and traditional reserve planning to present a comprehensive financial picture to members. While the studies may be performed separately, presenting a unified reserve schedule helps members understand the total funding requirements and plan their personal finances accordingly.

Consider scheduling your traditional reserve study updates to coincide with SIRS updates every 10 years. This coordination reduces professional fees and ensures all reserve projections use consistent assumptions about inflation, interest rates, and construction costs.

Who Can Perform Your SIRS?

Professional Qualifications Required

Florida law mandates that a licensed Florida professional engineer or architect must perform or direct your SIRS. This requirement ensures that professionals with appropriate structural expertise and liability insurance conduct these critical safety assessments. The professional must hold an active Florida license and be in good standing with their regulatory board.

While the engineer or architect must take responsibility for the study, they can utilize a team approach. Reserve specialists, certified inspectors, and other professionals can assist with the visual inspection, cost estimating, and report preparation under the licensed professional's supervision and seal.

Conflict of Interest Considerations

HB 913 introduced new conflict of interest disclosure requirements for SIRS providers. Any professional performing your SIRS must disclose potential conflicts including financial interests in recommended contractors, relationships with board members, or previous adverse actions against their professional license.

Your board should document these disclosures and consider potential conflicts when selecting a SIRS provider. While disclosed conflicts don't automatically disqualify a provider, transparency ensures informed decision-making and protects your board from potential liability.

Selecting the Right Professional

Choosing your SIRS provider requires careful consideration beyond just price. Evaluate potential providers based on their experience with similar buildings, knowledge of SIRS requirements, professional insurance coverage, and ability to meet your timeline. Request references from other associations and verify the provider's license status with the Florida Department of Business and Professional Regulation.

Consider providers who offer comprehensive services including both SIRS and milestone inspections if your building requires both assessments. Bundling these services can reduce costs and ensure consistency in structural evaluations.

SIRS Cost and Budgeting Considerations

Typical Cost Ranges

SIRS costs vary significantly based on building size, complexity, age, and location. Smaller buildings with straightforward construction might pay $5,000 to $10,000 for a Phase 1 visual inspection. Larger, more complex properties could see costs ranging from $15,000 to $30,000 or more. If Phase 2 invasive testing is required, costs can increase substantially.

High-rise buildings, older structures, and properties with known issues typically face higher SIRS costs due to increased inspection time and complexity. Coastal properties may also see higher costs due to additional corrosion and weathering considerations.

Factors Affecting Your SIRS Cost

Several factors influence your SIRS pricing including building square footage, number of stories, construction type, component complexity, and accessibility challenges. Properties with complete construction documents and maintenance records may see lower costs due to reduced research time.

The current high demand for SIRS services as the deadline approaches has also affected pricing and availability. Associations that wait until late 2025 may face premium pricing and limited provider availability.

Budgeting for Ongoing Requirements

Beyond the initial SIRS cost, your association must budget for 10-year updates and potential Phase 2 investigations. Consider establishing a separate administrative reserve for these professional services to avoid special assessments when updates are due.

Factor SIRS costs into your long-term financial planning. While $20,000 every 10 years might seem manageable, it represents $2,000 annually that should be accumulated systematically rather than through last-minute scrambling.

Step-by-Step: Preparing for Your SIRS

Step 1: Gather Essential Documentation

Start by assembling all relevant building documentation for your SIRS provider. This includes original architectural and engineering plans, as-built drawings, previous engineering reports, milestone inspection reports, insurance claim history, and detailed maintenance records for the eight mandatory components.

Organize financial records showing current reserve balances, recent reserve expenditures, and historical funding levels. Your SIRS provider needs this information to establish accurate baseline funding calculations and understand your association's financial capacity.

Step 2: Assemble Your Professional Team

Begin searching for qualified SIRS providers at least six months before you need the study completed. Request proposals from multiple engineers or architects, comparing their experience, approach, timeline, and pricing. Verify licenses and insurance coverage before making your selection.

Consider whether you need additional professionals such as a reserve specialist to assist with funding calculations or an attorney to review compliance requirements. Building this team early ensures coordinated efforts and timely completion.

Step 3: Schedule and Coordinate Inspections

Work with your selected professional to schedule the Phase 1 visual inspection. This typically requires one to three days on-site depending on building size and complexity. Provide notice to residents about inspection dates and any need to access individual units or restricted areas.

Coordinate access to all building areas including roofs, mechanical rooms, and other restricted spaces. Ensure maintenance staff are available to assist inspectors and answer questions about building systems and maintenance history.

Step 4: Communicate with Residents

Transparent communication throughout the SIRS process helps build member support for necessary funding. Send initial notices explaining what SIRS is, why it's required, and what members can expect. Provide updates after the inspection and when the draft report is available.

Consider holding town hall meetings or informational sessions where the engineer can present findings and answer member questions. Clear communication reduces resistance to increased assessments and helps members understand the safety imperatives driving these requirements.

Step 5: Review Report and Funding Plan

When you receive the draft SIRS report, review it carefully with your board and management team. Verify that all required components are addressed and that cost estimates appear reasonable based on your market. Question any findings or recommendations you don't understand.

Pay particular attention to the baseline funding plan. Understand how contributions were calculated, what assumptions were used, and whether any alternative funding schedules were considered. This is your opportunity to request clarifications or corrections before the report is finalized.

Step 6: Adjust Budget Accordingly

Once the SIRS report is final, your board must incorporate the baseline funding plan into your next budget. This may require significant assessment increases, particularly if your association has historically underfunded reserves.

Develop a clear communication strategy for presenting assessment increases to members. Emphasize the legal mandate, safety benefits, and long-term financial advantages of proper reserve funding. Provide payment plan options for members facing financial hardship from increased assessments.

Step 7: Execute Board Affidavit

HB 913 requires board members to sign an affidavit attesting to the association's compliance with SIRS requirements. This affidavit confirms that the SIRS was properly completed and that the adopted budget includes adequate funding for all mandatory components.

The affidavit creates personal accountability for board members and underscores the seriousness of SIRS compliance. Board members should review the SIRS report and funding plan carefully before signing, as the affidavit may have legal implications for directors who knowingly attest to false information.

Compliance and Enforcement

Board Fiduciary Responsibilities

Your board's fiduciary duty to the association includes ensuring SIRS compliance. Directors who fail to commission required studies or adopt compliant budgets may face personal liability for resulting damages or regulatory penalties. This duty cannot be delegated or waived, even if members oppose the requirements.

Document all board decisions related to SIRS compliance including provider selection, report review, and budget adoption. Detailed minutes protect directors by demonstrating reasonable business judgment and good faith efforts to meet legal requirements.

Consequences of Non-Compliance

Associations that fail to complete SIRS requirements face escalating consequences. The Department of Business and Professional Regulation can impose fines and penalties for non-compliance. More significantly, insurance carriers may refuse to renew coverage for associations without current SIRS reports, making the property effectively uninsurable and unmortgageable.

Individual directors may face personal liability if non-compliance leads to structural failures or injuries. Member lawsuits could seek damages from directors who failed to fulfill their fiduciary duties by ignoring SIRS requirements. Criminal charges are even possible in cases of gross negligence leading to injuries or deaths.

Record-Keeping Requirements

Maintain comprehensive records of all SIRS-related activities including provider contracts, inspection reports, funding calculations, board resolutions, member notices, and budget adoptions. These records must be available for member inspection and may be requested during insurance renewals or property sales.

Florida law requires associations to maintain SIRS reports as official records for at least seven years. However, given the 10-year update cycle and potential legal implications, permanent retention of all SIRS documentation is advisable.

Common Challenges and Solutions

Financial Constraints

The most common challenge associations face is the financial burden of increased assessments to fund SIRS reserves. For associations with historically low reserves, reaching baseline funding levels may require assessment increases of 50% or more, creating significant member hardship.

Address financial constraints through a combination of strategies. Consider phasing assessment increases over several years rather than implementing the full increase immediately. Explore alternative funding sources like loans or lines of credit to spread costs over time. Investigate cost-saving measures in non-essential areas to offset SIRS funding requirements.

Resident Resistance

Member pushback against increased assessments is virtually guaranteed, particularly in communities with many fixed-income residents. Opposition may manifest as attempts to recall board members, legal challenges to the requirements, or simple non-payment of assessments.

Combat resistance through education and transparency. Host multiple informational sessions explaining the legal requirements and safety rationale. Provide detailed breakdowns of how assessments are calculated and what they fund. Share stories from other communities that suffered consequences from deferred maintenance. Consider establishing hardship payment plans for struggling owners while maintaining overall compliance.

Finding Qualified Professionals

As the compliance deadline approaches, qualified engineers and architects are increasingly difficult to secure. Many firms are booked months in advance, and some have stopped accepting new SIRS engagements due to capacity constraints.

Start your search immediately if you haven't already engaged a professional. Consider firms from neighboring areas who may have more availability. Be prepared to pay premium rates for expedited service. If necessary, engage a firm for future scheduling even if they can't meet the initial deadline, demonstrating good faith compliance efforts.

Coordinating with Milestone Inspections

Buildings subject to both SIRS and milestone inspection requirements face additional complexity and costs. These overlapping requirements can confuse boards and members while straining association finances.

Coordinate these requirements by engaging a single firm to perform both assessments when possible. Schedule inspections concurrently to minimize disruption and reduce costs. Use the milestone inspection extension provision if applicable to spread compliance timeframes and costs.

How PropFusion Can Help

PropFusion offers comprehensive tools and resources to streamline your SIRS compliance journey. Our platform connects associations with verified, licensed professionals who specialize in SIRS assessments, ensuring you find qualified providers quickly and efficiently.

Our integrated reserve planning calculator helps boards model different funding scenarios and understand the impact of various contribution levels. The tool incorporates SIRS requirements while allowing flexibility for non-SIRS components, providing a complete picture of your association's reserve needs.

PropFusion's automated compliance tracking keeps your board informed of upcoming deadlines and requirements. Receive alerts before SIRS updates are due, track milestone inspection schedules, and maintain organized records of all structural assessments in one secure location.

Our professional network includes not just engineers and architects, but also attorneys specializing in community association law, reserve analysts, and insurance professionals who understand SIRS implications. This comprehensive ecosystem ensures you have access to all the expertise needed for successful compliance.

Take Action Today

The December 31, 2025 deadline approaches quickly, and qualified professionals are booking rapidly. Don't wait until the last minute to begin your SIRS compliance process. Every day of delay increases your risk of non-compliance and reduces your options for securing qualified providers.

PropFusion stands ready to support your association through every step of SIRS compliance. Our platform streamlines the process of finding qualified professionals, managing reserve funds, and maintaining compliance documentation.

Remember: SIRS compliance isn't just about avoiding penalties – it's about protecting lives, preserving property values, and ensuring your community's long-term sustainability. The investments you make today in structural integrity will pay dividends in safety, stability, and peace of mind for years to come.

This guide provides general information about Florida SIRS requirements and should not be considered legal advice. Consult with qualified legal counsel and engineering professionals for guidance specific to your association's situation. Requirements may change, and this information is current as of October 2025.

Last Updated: October 1, 2025
Next Review: December 2025