Florida Reserve Studies and SIRS Compliance: A Board Member’s Guide

Which Buildings Need a SIRS in Florida?

Florida Statutes Section 718.112 generally requires a residential condominium association to obtain a SIRS at least once every 10 years for each building on the condominium property that has three or more habitable stories, as determined under the Florida Building Code.

The law includes exceptions, including certain buildings below the height threshold and components maintained by someone other than the association. Applicability should be confirmed against the building, governing documents, and current statute.

What Does a SIRS Evaluate?

Florida law identifies several minimum components for a SIRS, including:

• Roof
• Structure, including load-bearing walls and other primary structural members and systems
• Fireproofing and fire protection systems
• Plumbing
• Electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors
• Certain additional components that meet the statutory cost threshold and have the specified relationship to the listed components

The study must also address estimated remaining useful life, replacement costs or deferred maintenance expenses, and a recommended reserve funding plan or schedule.

The exact scope depends on the applicable statutory requirements and the property being assessed.

What Is the Difference Between a SIRS and a Reserve Funding Plan?

Technical findings. Smarter budgets. Better planning.

A SIRS is the technical assessment and funding recommendation. The association's budget and financial planning processes determine how those recommendations are reflected in the community's funding decisions.

Boards should review the study, understand which components and funding requirements apply, and work with their management team and qualified advisers to align the budget and planned work with the study's findings and applicable law.

For budgets adopted on or after December 31, 2024, Florida law generally prohibits unit-owner-controlled condominium associations that must obtain a SIRS from voting to provide less than the required reserves for the structural components identified in the statute. The law contains specific exceptions and provisions, including certain rules for multicondominium associations and limited circumstances involving milestone-inspection repairs.

Boards should not assume they can waive or reduce required SIRS reserves. Confirm the rules applicable to your association with qualified legal and financial advisers.

Two distinct responsibilities. One coordinated approach.

Milestone inspections assess structural condition, while SIRS evaluates components and reserve funding needs.

1. Understand the purpose. A milestone inspection evaluates the building's structural condition, while a SIRS assesses specified components and their reserve funding needs.
2. Review structural findings. Identify any areas flagged for further evaluation, maintenance, or repair through the milestone inspection.
3. Assess component requirements. Confirm which building components must be included in the SIRS and how their remaining useful lives and replacement costs are evaluated.
4. Identify opportunities to coordinate. Determine whether a qualifying milestone inspection can support the visual-inspection portion of the SIRS.
5. Verify applicable deadlines. Review whether any statutory provisions allow additional time to complete the SIRS based on the association's circumstances.
6. Consult qualified professionals. Confirm eligibility, timing, and compliance requirements with the appropriate professionals before making decisions.

What Does a SIRS Evaluate?

If your association is reviewing SIRS requirements or has already received a study, consider the following steps:

1. Confirm applicability. Review the building's height, ownership and maintenance responsibilities, and the statutory requirements that apply to your association.
2. Verify the study status. Confirm whether the required study is complete, who performed or verified it, and whether the report covers the required components.
3. Review funding recommendations. Understand the recommended funding schedule and how it relates to the association's budget and reserve accounts.
4. Coordinate required work. Review any maintenance or repair priorities with qualified professionals and establish an appropriate process for vendor coordination.
5. Organize records and owner communication. Maintain the required documentation and communicate material decisions to owners as appropriate.
6. Confirm deadlines and reporting. Verify the applicable completion, distribution, and state reporting requirements using the current statute and qualified advice.

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Get Support with the Next Decision

At Condominium Associates, we don’t see SIRS compliance in Florida as a brand-new responsibility. It’s essentially what boards have always been delegated for. The difference is that it’s now formalized, named, and put front and center where it belongs.

Know what your SIRS says and have a plan for what comes next. Talk with Condominium Associates about coordinating your board’s budget, records, owner communication, and maintenance planning.

This guide summarizes Florida law as of October 2026 and is not legal advice. Requirements change frequently; consult your association’s counsel about your specific situation.