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Structural Integrity Reserve Study

SIRS with visual inspection of every required component, so your reserves are funded on evidence and not guesswork.

Verification
Florida PE-led engineering, delivered to the Fortis Standard
Updated
September 4, 2026
Ledger of the reserve components a Florida Structural Integrity Reserve Study must cover under F.S. §718.112, with structure highlighted.

01 / Statutory Requirement

What Does A SIRS Require Of Our Association?

Ref. §718.112(2)(g)1

The Direct Answer

Is My Association Required To Have A Structural Integrity Reserve Study?

Yes, if it is a residential condominium building three stories or more. Florida law requires a Structural Integrity Reserve Study at least every 10 years, timed from the creation of the condominium rather than from construction. A licensed professional engineer assesses the structural components and projects what the association’s reserves must fund.

HB 913 (effective July 1, 2025) updated reserve funding deadlines for associations that began the process under SB 4-D.

Request an InspectionOr call 954-756-6876

02 / Inspection + Reserve Analysis

What A Structural Integrity Reserve Study Delivers

Fortis Technical Scope

Structural Integrity Reserve StudyStatutory deadline

A Structural Integrity Reserve Study is a reserve-funding study of the required components, tied to the creation of the condominium under §718.112(2)(g)1. on a 10-year cycle. Fortis performs a visual inspection of every required component, so your reserves are funded on evidence and not guesswork.

Boards typically come to Fortis when the association owes a Structural Integrity Reserve Study, or the last one was not based on a visual inspection. Every finding is photographed, located and dated in the field, then carried into a sealed report your board can act on.

The 10-year cycle begins from the creation of the condominium under §718.112(2)(g)1., not the construction date. Fortis documents and many association records refer to this same date as the Declaration recording date. HB 913, effective July 2025, updated reserve funding deadlines for associations already in the process.

Each Fortis inspection report includes 20+ photographs, each located and dated in the field. Read the full SIRS explainer →

Boards often need both programs. See how a SIRS differs from a milestone inspection.

03 / The Clock

SIRS Compliance Cycle

From creation of the condominium through each 10-year cycle.

  1. Step 01 — Creation of the condominium (Year 0 — datum). The 10-year clock runs from the creation of the condominium under §718.112(2)(g)1., Florida Statutes — not the Certificate of Occupancy date. In association records this date is normally the recording stamp on the first page of the Declaration of Condominium.
  2. Step 02 — SIRS due (Year 10). A Structural Integrity Reserve Study is required for each building three habitable stories or more, covering roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, plus any item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted amount determined by the Division, whichever is greater, and would negatively affect the other seven components.
  3. Step 03 — Reserve funding (Budget adopted after the study). Reserves for the SIRS components must be funded based on the study. HB 913 (effective July 1, 2025) revised the funding and pause provisions available to associations.
  4. Step 04 — Distribution & DBPR reporting (Following the study). The study becomes part of the association’s official records and is provided to owners on request. Associations also maintain their building reporting with the Division of Florida Condominiums, Timeshares, and Mobile Homes (DBPR) under §718.501(1)(o).
  5. Step 05 — 10-year cycle repeats (Year 20, Year 30, …). The study is redone at least every 10 years from the creation of the condominium. After completing a qualifying milestone inspection, an association may defer performance of a required Structural Integrity Reserve Study for no more than the two consecutive budget years immediately following that milestone inspection, so financial resources can be directed to the inspection's repair and maintenance recommendations.

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Jurisdiction

Where Fortis Performs Structural Integrity Reserve Study Work

The SIRS requirement is set by Florida law and its cycle is tied to the creation of the condominium under §718.112(2)(g)1., not to a county timetable. There is no established Broward-versus-Miami-Dade distinction for SIRS the way there is for county recertification. Fortis performs reserve studies across Broward, Miami-Dade and Palm Beach.

Project Record

Manors of Inverrary XII

Manors of Inverrary XII — Lauderhill

Lauderhill, Broward County · 10-story condominium

Fortis inspected the 10-story condo building as part of the SIRS process requirements. The inspection included Electrical and Structural disciplines. Fortis developed SIRS analysis tables, prepared required regulatory documentation, and presented findings to the board and property management.

Outcome

SIRS analysis documents were submitted to the client.

Scope reference

The Eight Components A SIRS Must Cover

A Structural Integrity Reserve Study requires a visual inspection of eight components: roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted amount determined by the Division, whichever is greater, and would negatively affect the other seven components.

Statute
§718.112(2)(g)1, Florida Statutes
Frequency
At least every 10 years
Reporting
Distributed to owners and reported to the DBPR under §718.501(1)(o)

Comparison / Scope

A SIRS Is Not The Same As A Reserve Study

Ref. §718.112(2)(g)1

Boards use these two terms interchangeably. They are not the same thing. A Structural Integrity Reserve Study tells you what you are legally required to reserve for; a reserve study tells you what the building is actually going to cost you. Most associations need both answers. Only one of them is a legal obligation.

Structural Integrity Reserve StudyMandatory

Structural Integrity Reserve Study

Reserve StudyVoluntary

Reserve Study

Required by

Florida law. You do not choose whether to have one.

Nothing. The board commissions it.

Who it applies to

Residential condominium associations, for each building three or more habitable stories.

Any association that wants a funding plan covering more than the statutory minimum.

When

At least every 10 years after the creation of the condominium.

On whatever cycle the board sets. Often refreshed more often than every ten years.

What it covers

Fixed by statute. Eight component categories, and nothing beyond them is required to be in it.

Whatever you decide. Paving, pool and deck, elevators, generators, amenities, interior finishes — the assets a SIRS is not required to address.

Funding

For budgets adopted on or after December 31, 2024, a unit-owner-controlled association may not vote to fund these components at less than the study requires.

Advisory. The board sets the contribution, and it can be revisited.

Required by
Structural Integrity Reserve Study: Florida law. You do not choose whether to have one.
Reserve study: Nothing. The board commissions it.
Who it applies to
Structural Integrity Reserve Study: Residential condominium associations, for each building three or more habitable stories.
Reserve study: Any association that wants a funding plan covering more than the statutory minimum.
When
Structural Integrity Reserve Study: At least every 10 years after the creation of the condominium.
Reserve study: On whatever cycle the board sets. Often refreshed more often than every ten years.
What it covers
Structural Integrity Reserve Study: Fixed by statute. Eight component categories, and nothing beyond them is required to be in it.
Reserve study: Whatever you decide. Paving, pool and deck, elevators, generators, amenities, interior finishes — the assets a SIRS is not required to address.
Funding
Structural Integrity Reserve Study: For budgets adopted on or after December 31, 2024, a unit-owner-controlled association may not vote to fund these components at less than the study requires.
Reserve study: Advisory. The board sets the contribution, and it can be revisited.

What a SIRS does not cover

Everything else the association owns and will eventually have to replace. Paving and parking. Pool, deck and furnishings. Elevators. Generators and pumps. Landscaping and irrigation. Clubhouse interiors, fitness equipment, signage, gates and access control. Seawalls and docks, where they exist.

None of it is in the statutory list. All of it ages on its own schedule and lands on the same budget. A reserve study is where those items get a number and a date.

Two things boards get wrong

Commissioning one does not satisfy the other. A SIRS is a defined statutory product with a fixed component list. A reserve study is a broader financial exercise. One does not discharge the other unless its scope was written to.

A SIRS is not the milestone inspection either. Separate statutes, separate triggers. See how a SIRS differs from a milestone inspection.

· General information, not legal advice, and not a compliance determination for any specific building.

Questions

Common SIRS Questions, Answered

What is a Structural Integrity Reserve Study (SIRS)?

A SIRS is a professional study that evaluates the structural components of a condominium building and projects the cost to repair or replace them over time. It determines how much a condominium association must fund in reserves. Florida requires SIRS every 10 years under §718.112(2)(g)1.

When is a SIRS required for my building?

The 10-year cycle starts from the creation of the condominium under §718.112(2)(g)1., Florida Statutes — not from the CO date. A SIRS is required at least every 10 years from that date. Initial deadlines for existing associations were set by statute and adjusted by HB 913 — confirm your association’s specific deadline with an engineer. HB 913 (effective July 1, 2025) updated reserve funding deadlines — review your specific timeline with an engineer.

What components must a SIRS include?

Florida law lists eight components: the roof; the 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; and any other item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted amount determined by the Division, whichever is greater, and whose deferred maintenance or replacement would negatively affect the other seven listed components. The visual inspection portion must be performed by a licensed engineer or architect, and the study must include a funding analysis.

Does a SIRS replace a milestone inspection?

No. These are two separate legal requirements with different triggers, different scopes, and different statutory authority. A milestone inspection evaluates current structural condition under §553.899. A SIRS projects long-term repair costs under §718.112. Buildings may need both.

What changed about SIRS under HB 913?

HB 913 (effective July 1, 2025) moved the one-time initial SIRS deadline to December 31, 2025 (with a limited accommodation for associations whose milestone inspection falls due by December 31, 2026), added written conflict-of-interest disclosure requirements for inspection and repair professionals under F.S. §553.899(12), and updated meeting and electronic-voting procedures under F.S. §718.112.

Free Download

Understanding Your SIRS Report: A Board Member’s Guide

Covers what a Structural Integrity Reserve Study is, how the 10-year cycle works under §718.112(2)(g)1, and how the HB 913 reserve funding changes affect your association.

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The Forensic File

From The Forensic File

  • August 28, 2026

    Florida SB 4-D Explained: What Condo Boards Need to Know About Milestone Inspections and SIRS

    Read the Forensic File entry

  • August 22, 2026

    Florida HB 913: The SIRS Deadline Has Passed — What Broward, Miami-Dade, and Palm Beach Boards Must Do Now

    Read the Forensic File entry
Next Step

Establish Where Your Building Stands

Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.

Request an InspectionOr call 954-756-6876