Structural Integrity Reserve Study (SIRS) — Florida Condominium Associations

What Is a SIRS and What Law Requires It?

A Structural Integrity Reserve Study (SIRS) is a comprehensive assessment of a condominium building's major structural and common area components, combined with a financial reserve funding analysis. It is required under Florida Statute 718.112, enacted as part of the legislative response to the Champlain Towers South collapse. All condominium associations with buildings three or more stories tall must complete a SIRS every 10 years. The SIRS replaced the traditional reserve study for these buildings and has significantly more stringent requirements.

SIRS vs. Traditional Reserve Study — What's Different

A traditional reserve study estimated the cost of replacing common area components over time. The SIRS goes further: it requires a licensed engineer or architect to perform a visual inspection and assessment of the structural components, not just estimate replacement costs. The structural component must be performed by a Florida-licensed professional engineer or architect. The financial component — funding analysis and reserve recommendations — is typically performed by a reserve specialist or CPA. Pineland Engineering performs the structural and visual component and can coordinate with reserve financial specialists for the complete SIRS package.

The 11 Statutory Components a SIRS Must Cover

Under FS 718.112, a SIRS must cover the following components: (1) roof; (2) load-bearing walls or other primary structural members; (3) floors; (4) foundation; (5) fireproofing and fire protection systems; (6) plumbing; (7) electrical systems; (8) waterproofing and exterior painting; (9) windows; (10) any other item with a deferred maintenance expense or replacement cost exceeding $10,000 that the board determines affects the structural integrity or safety of the building; and (11) balconies and other elevated structures.

Reserve Funding Implications — Why Associations Cannot Waive

Prior to the 2022 legislation, condominium associations could vote to waive or reduce reserve funding requirements. Under the new law, associations that do not have a current SIRS on file cannot waive reserve funding for the components covered by the SIRS. This is a significant financial and governance change for many associations. Completing the SIRS on time is now essential for association financial planning and legal compliance.

Combined Milestone Inspection + SIRS Engagement

Pineland Engineering offers combined milestone inspection and SIRS engagements. When both are due at the same time — which is common for buildings approaching their 10-year inspection cycle — a single mobilization covers both requirements. This reduces total cost, minimizes disruption to residents, and ensures the structural findings from the milestone inspection are incorporated into the SIRS assessment. Contact us for combined-scope pricing.

Frequently Asked Questions