A Structural Integrity Reserve Study (SIRS) is a mandatory reserve study Florida law requires for condominium and cooperative buildings three or more habitable stories tall. It inspects the statutory structural component categories, sets each one’s useful life and replacement cost, and requires a funded reserve plan. In practice, it converts long-deferred maintenance into a line item your board must budget for — now.
For Florida condo and cooperative board members, property managers, and unit owners. Educational only — confirm every deadline and obligation with your licensed engineer and counsel before acting.
What is a SIRS, and who has to do one?
A SIRS is mandated by F.S. 718.112(2)(g) for condo/co-op buildings three or more habitable stories, completed at least every 10 years. The “habitable stories” terminology and small-building exemptions were introduced by HB 913, effective July 1, 2025.
What does a SIRS study?
Current law — F.S. 718.112(2)(g) as amended through HB 913 (eff. July 1, 2025) — requires the SIRS to cover eight statutory component categories (per current F.S. 718.112(2)(g)):
- Roof
- Load-bearing walls and other primary structural members and primary structural systems (which incorporates floors and foundation within this category)
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
- Any other item whose deferred maintenance or replacement cost exceeds the statutory threshold and whose failure would negatively affect the above items
SB-154 (2023) consolidated floor and foundation into category 2 rather than listing them separately, reducing the enumerated count from earlier versions of the law. HB 913 (2025) raised the catch-all threshold from $10,000 to $25,000 (inflation-adjusted). Confirm the current enumeration with your licensed engineer and counsel when commissioning your SIRS.
What changed under HB 913 (2025)?
HB 913 raised the reserve-component threshold from $10,000 to $25,000 (inflation-adjusted from Feb 1, 2026), extended the completion deadline to December 31, 2025 for associations existing on/before July 1, 2022, and added a baseline funding plan requirement.
How does the SIRS hit our budget?
For budgets on/after the compliance date, SIRS structural-component reserves can no longer be waived or reduced by owner vote, and must be tracked and spent only on their components. HB 913 added a limited relief valve: associations that completed a milestone inspection may pause reserve contributions for up to 2 consecutive budgets (through Dec 31, 2028). The special-assessment impact when a SIRS reveals chronic underfunding varies widely by building — no authoritative published range exists; your SIRS report will produce a building-specific funding plan.
| Item | Requirement / range |
|---|---|
| SIRS legal basis | F.S. 718.112(2)(g); 3+ habitable stories |
| Frequency | At least every 10 years |
| Component categories studied | 8 (per current F.S. 718.112(2)(g) as amended through HB 913) |
| Component inclusion threshold | $25,000 (inflation-adjusted from Feb 1, 2026) |
| Initial completion deadline | Extended to Dec 31, 2025 |
| Reserve-funding pause | Up to 2 budgets, through Dec 31, 2028 |
| SIRS market price (mid-size building) | ~$5,500–$16,500 (published market range; confirm with engineer) |
Sources: F.S. 718.112, PropFusion, HB 913 summary, FPAT. Cost figures are third-party market ranges; DBPR publishes no statutory fee schedule for SIRS studies.
Frequently asked questions
Is a SIRS the same as a milestone inspection? No. A milestone inspection under F.S. 553.899 evaluates structural safety in two phases; a SIRS under F.S. 718.112(2)(g) sets reserve funding for the statutory component categories. Many buildings need both.
Can our owners waive the structural reserves like before? Generally no, aside from a narrow temporary exception during active milestone/recertification repairs.
What did HB 913 change most for our budget? The $25,000 threshold, a baseline funding plan requirement, and a limited 2-budget contribution pause.
Request a SIRS-Readiness Assessment
Academia Development scopes, prices, permits, and self-performs the structural, envelope, and MEP work a SIRS surfaces — no expeditor hand-off, no scope gaps. Florida Certified General Contractor CGC1528882 (verifiable at MyFloridaLicense.com). Request your assessment.
Common questions
What is the dollar threshold for an item to enter the SIRS?
It is a floor, not a fixed number. Florida Statute 718.112(2)(g) sets the catch-all at a deferred maintenance or replacement cost exceeding $25,000 or the inflation-adjusted amount determined by the division, whichever is greater — so it can never fall below $25,000. The division adjusts annually and posts the figure.
Does cost alone pull an item into the reserve study?
No, and this is where sales copy consistently misleads. The catch-all is a two-part test: the item must exceed the threshold AND its failure must negatively affect one of the elements the statute names — roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, or windows and exterior doors. Both conditions, not either.
When was the SIRS due?
For associations existing on or before July 1, 2022 and controlled by owners other than the developer, the statute set completion by December 31, 2025. That is not the whole rule: an association required to complete a milestone inspection on or before December 31, 2026 may complete the study simultaneously with that inspection, and in no event may it be completed after December 31, 2026. Confirm your building's position with the association's counsel.