Florida Reserve Studies
Professional reserve studies for Florida HOAs and condominiums — traditional Level 1–3 studies, Structural Integrity Reserve Studies (SIRS), and funding updates. Built on software that gives your board complete control over the process and results.
Reserve studies for Florida HOAs and condos
Florida communities face growing pressure to plan for major repairs and comply with evolving reserve and SIRS laws. PropFusion provides professional reserve studies built on purpose-designed software — giving your board accurate data, clear funding plans, and a live workspace to manage reserves long after the report is delivered.
- We serve:
- Condominium associations (including high-rise coastal buildings)
- Homeowners associations and master-planned communities
- Townhome and villa communities
- Mixed-use and resort communities
- Timeshares and vacation ownership communities
What Florida law requires from your board
Florida law now goes beyond optional planning. Under SB 4-D and HB 1021, condominium and cooperative buildings three stories or higher must complete a Structural Integrity Reserve Study (SIRS), and boards cannot waive or reduce funding for SIRS components. Traditional reserve studies remain essential for HOAs and lower-rise condos under Florida Statute § 718.112. Non-compliance exposes boards to legal liability and makes FHA and conventional condo financing difficult to obtain. PropFusion delivers both SIRS-compliant studies and traditional reserve studies — built on a platform that keeps your board compliant and funded.
Types of reserve studies we provide in Florida
Level 1 – Full reserve study
A complete physical and financial analysis: on-site inspection, component inventory, remaining useful life estimates, and a 20–30 year funding plan — all built inside PropFusion's platform so your board can reference and adjust projections anytime.
Level 2 – Update with site visit
A refresh of your existing reserve study with a new on-site inspection, updated replacement costs, and revised funding recommendations synced into your live reserve workspace.
Level 3 – Update without site visit
A financial update using your prior study and current financial data to recalibrate funding paths between full inspections — delivered with the same interactive online dashboard.
Structural Integrity Reserve Study (SIRS)
A Florida-specific study covering critical structural components — foundations, load-bearing walls, waterproofing, roofing, and primary structural systems — for eligible condo and co-op buildings. We produce SIRS-compliant reports with the required funding schedules built in.
Florida regions we serve
We provide on-site inspections and reserve studies across every region of Florida. Our inspectors understand local construction practices, coastal exposure, hurricane-prone roofing systems, and the climate-specific deterioration patterns that affect component lifespans. We also serve communities in Georgia and Alabama.
- Areas we cover:
- South Florida: Miami, Fort Lauderdale, West Palm Beach, Boca Raton, Naples
- Central Florida: Orlando, Tampa, St. Petersburg, Lakeland, Daytona Beach
- North Florida: Jacksonville, Tallahassee, Gainesville
- Panhandle & Gulf Coast: Pensacola, Destin, Panama City, Sarasota, Fort Myers
When Florida associations typically need a reserve study
Boards across Florida contact us when:
SIRS or reserve deadlines are approaching
Your condo or co-op is approaching a structural inspection or SIRS deadline and the board needs compliant documentation on time.
It’s time for the next cycle
You’re coming up on the 3-year review / 10-year structural cycle and want updated costs and funding paths before adopting a new budget.
After major projects or hurricanes
You've completed a roof replacement, concrete restoration, paving, or another major project and need to re-baseline your reserve plan.
At turnover from developer to owners
The community is transitioning from developer control, and the new board needs an independent assessment of reserve health and long-term funding gaps.
Before financing or insurance reviews
Lenders, buyers, or insurance carriers are requesting current reserve study or SIRS documentation as part of their risk evaluation.
What PropFusion delivers with every Florida reserve study
Every PropFusion reserve study includes:
On-site inspection of major components
Our inspectors visually assess roofs, waterproofing, structure, exterior finishes, pavement, mechanical systems, amenities, and other shared components — captured directly in PropFusion's field app with geotagged photos.
Component inventory & useful life estimates
A detailed inventory of every common-area component with quantities, remaining useful life, and current replacement costs — all structured in your live reserve dashboard, not just a static table.
30-year funding plan
Year-by-year projections showing recommended contributions, projected expenses, and reserve balances. Your board can run what-if scenarios directly in the platform to test different funding strategies.
SIRS-specific schedule (where required)
For applicable condos and co-ops, a dedicated SIRS section isolating structural components with the mandated funding schedules — automatically separated from your traditional reserve plan.
Board-ready PDF report
A professionally formatted report you can attach to budgets, distribute to owners, and submit to lenders or insurers — generated directly from the platform for consistency and accuracy.
Online reserve planning workspace
Unlike a static spreadsheet, your reserve data lives in an interactive online workspace. Update assumptions, log completed projects, and track funding progress between formal study cycles.
Frequently asked questions
How much does a reserve study cost in Florida?
Reserve study pricing in Florida depends on community size, number of buildings, component count, and study type (full with on-site inspection vs. update). Most Florida communities invest $3,000–$12,000 for a full study. Larger communities with pools, elevators, parking structures, or multiple building types will be at the higher end. Request a proposal from PropFusion for an accurate quote based on your community's specifics.
What does a PropFusion reserve study include?
Every PropFusion reserve study includes an on-site inspection of all major common-area components, a detailed inventory with remaining useful life estimates calibrated for Florida's hurricanes, salt air corrosion, extreme humidity, and tropical storms, current replacement cost estimates based on local contractor pricing, and a 30-year funding plan with contribution recommendations. Everything is delivered through our interactive platform where your board can model different funding scenarios and track reserve performance over time.
How often should we update our reserve study?
Industry best practice is a full update with on-site inspection every 3 to 5 years, with interim reviews in between if your community completes major projects or experiences significant cost changes. Florida communities dealing with hurricanes, salt air corrosion, extreme humidity, and tropical storms may benefit from more frequent updates since these conditions can accelerate component wear. PropFusion tracks your component data over time, which makes updates faster and more cost-effective than starting from scratch.
Does PropFusion do on-site inspections in Florida?
Yes. Every full reserve study includes an on-site inspection by our team. We travel throughout Florida — including Miami, Tampa, Orlando, Jacksonville, and Fort Lauderdale. Our inspectors assess roofing, siding, paving, mechanical systems, and all other common-area components in person. We do not rely on desktop estimates or satellite imagery for full studies.
What makes PropFusion different from other Florida reserve study providers?
PropFusion combines professional on-site inspections with modern technology. Unlike firms that hand you a static PDF, we deliver your reserve study through an interactive platform where your board can model funding scenarios, adjust assumptions, and track reserve performance year over year. Our component assessments are calibrated for Florida's hurricanes, salt air corrosion, extreme humidity, and tropical storms, and your data stays accessible for future updates — making each subsequent study faster and more cost-effective.
Get your Florida reserve study started
Whether your board is facing a SIRS deadline, planning major repairs, or building a long-term funding strategy — PropFusion delivers the reserve study and the tools to act on it.
