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Structural Integrity Reserve Studies for Florida Condominiums
SIRS reports for condominium and co-op associations, prepared and signed by a Florida-licensed engineer from our office in Miami.
What a SIRS is, and why your board needs one
Since the Surfside collapse, Florida requires condominium and cooperative buildings with three or more habitable stories to have a Structural Integrity Reserve Study at least every 10 years. The study inspects the building’s major structural and life-safety components, estimates how many years each one has left, what it will cost to repair or replace, and sets the yearly reserve contributions the association needs to have the money when the time comes.
The board uses the SIRS to build its budget, and owners and buyers can ask for it. A clear, defensible study protects the board and avoids surprise special assessments later.
The eight items every SIRS must cover
Structure
Load-bearing walls and primary structural members: columns, beams, slabs and foundations.
Fireproofing and fire protection
Fire-rated assemblies, sprinklers and standpipes.
Plumbing
Domestic water, sanitary and storm piping.
Electrical
Service, distribution, panels and wiring.
Waterproofing and exterior painting
Sealants, coatings and building envelope.
Windows and exterior doors
Openings, frames and their anchorage.
Other major items
Anything else with a deferred maintenance or replacement cost over $25,000 that affects the items above.
What you get
Site inspection
A licensed engineer visually inspects the structure, roof, envelope and building systems, and documents conditions with photos.
Condition and useful life
Each component is rated, with its estimated remaining useful life and any immediate repairs or deferred maintenance.
Cost estimates
Repair and replacement cost estimates for each item, in today’s dollars.
Funding plan
A reserve schedule showing the yearly contributions needed to fund the work, ready for the board’s budget.
Signed report
A digitally signed and sealed report the association can keep on file and share with owners.
Together with your milestone inspection or recertification
Many South Florida buildings need a SIRS, a milestone inspection and a county recertification within a few years of each other. We can schedule them together, so the same engineer looks at the building once and every report tells the same story. Our structural, electrical and mechanical engineers cover every system the study asks about.
Common questions
Which buildings need a SIRS?
Condominium and cooperative buildings in Florida with three or more habitable stories. The study covers the building's structural and life-safety items and must be redone at least every 10 years.
Who can prepare a SIRS?
A Florida-licensed professional engineer or architect, or a reserve specialist with the RS or PRA designation. Because an engineer can inspect the structure and systems directly, our studies are signed by a Florida PE.
Our association missed the SIRS deadline. What now?
The first deadline for most existing associations was December 31, 2025, with some flexibility where a milestone inspection is done at the same time. If yours is late, start now: the board cannot adopt a budget that ignores the reserve requirements, and unit owners and buyers can ask to see the study.
Can the SIRS and the milestone inspection be done together?
Yes. They are separate legal requirements, but one engineering firm can do both, and the milestone inspection findings feed directly into the reserve study. Doing them together saves a site visit and keeps the numbers consistent.
Is a SIRS the same as the 40-year recertification?
No. Recertification and milestone inspections check whether the building is safe today. A SIRS looks forward: how long each major component will last, what it will cost to replace, and how much the association needs to save each year.
SIRS requirements are set by Florida Statutes 718.112 and 719.106 and were updated in 2024 and 2025. This page is a summary; your association attorney can confirm how they apply to your building.
Have a notice, a permit or a project?
Send us what you have and we’ll tell you what’s needed, what it costs and how long it takes.