Structural Integrity Reserve Study (SIRS)

Florida Senate Bill 4-D, signed into law in May 2022 and amended by SB 154 in 2023, created two mandatory programs for Florida condominium and cooperative associations: **Milestone Inspection:** Buildings three stories or taller must undergo a Milestone Inspection by a licensed engineer or architect when the building reaches 30 years of age (or 25 years for buildings within 3 miles of the coastline), and every 10 years thereafter. The inspection has two phases: Phase 1 is a visual inspection of the structural components; Phase 2 is triggered if Phase 1 identifies substantial structural deterioration and involves destructive or non-destructive testing. **Structural Integrity Reserve Study (SIRS):** Associations must complete a SIRS by December 31, 2024 (for buildings three stories or taller), and every 10 years thereafter. The SIRS must identify all structural components with a deferred maintenance expense or replacement cost exceeding $10,000, estimate the remaining useful life and replacement cost of each component, and establish a reserve funding schedule. Non-compliance can result in local building official intervention, required evacuation, and significant civil liability for board members.

Our Structural Integrity Reserve Study process begins with a site visit by our licensed structural engineer, who performs a visual inspection of all structural components required under Florida Statutes §718.112 and §719.106. We document the condition of the building's structural systems — including the foundation, load-bearing walls, columns, beams, roof structure, balconies, and parking structures — and assess each component's remaining useful life. For Phase 1 Milestone Inspections, we produce a written report signed and sealed by our licensed PE that meets the statutory requirements and can be submitted directly to the local building official. If Phase 2 testing is required, we coordinate the non-destructive or destructive testing program and produce the Phase 2 report. For the SIRS component, we work with the association's reserve specialist or produce the reserve funding schedule ourselves, identifying all qualifying structural components, their estimated replacement costs, and the recommended annual reserve contribution to fund future replacements.

The SIRS requirement applies to condominium associations and cooperative associations operating buildings that are three stories or taller. This includes: - Oceanfront and waterfront condominium towers throughout Southwest and Southeast Florida - Mid-rise condominium buildings in urban cores (Miami, Fort Lauderdale, Tampa, Orlando) - Inland condominium buildings three stories or taller anywhere in Florida - Cooperative buildings meeting the same height threshold Single-family homes, townhomes, and buildings under three stories are not subject to the SIRS requirement. Buildings under local jurisdiction that have already undergone a recent structural inspection may have modified timelines — contact us to discuss your specific situation. Property management companies, HOA attorneys, and condominium association boards throughout Florida rely on Pineland Engineering for timely, compliant SIRS reports that protect the association and its residents.

Southwest Florida — including Lee County, Collier County, Charlotte County, and Sarasota County — has a high concentration of aging condominium buildings that are approaching or have already passed their 30-year (or 25-year coastal) milestone. Post-Hurricane Ian, many buildings in Cape Coral, Fort Myers Beach, Bonita Springs, and Naples also face accelerated inspection timelines due to storm damage assessments. Pineland Engineering is based in Pineland, Lee County, and serves Southwest Florida condominium associations with local knowledge of the building stock, flood zone conditions, and county building department requirements. We provide fast turnaround on Phase 1 Milestone Inspections and SIRS reports, and we can coordinate with your association's legal counsel and reserve specialist to ensure full SB 4-D compliance.

If you manage multiple condominium associations, the SIRS and Milestone Inspection requirements create a recurring, predictable need for licensed PE services. Pineland Engineering works with property management companies to provide: - Portfolio-level SIRS scheduling and coordination - Consistent report format across all managed properties - Direct communication with association boards and attorneys - Competitive volume pricing for firms managing multiple buildings Contact us to discuss a preferred-vendor arrangement for your management portfolio.