What Is A Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study is a professional engineering study that evaluates a condominium building’s structural components and projects the cost to repair or replace them over time, which in turn determines how much the association must hold in reserves. §718.112(2)(g)1 requires residential condominium associations with buildings three stories or more to complete a SIRS at least every 10 years. Cooperatives are covered by Section 719.106, Florida Statutes. The visual inspection portion must be performed by a licensed engineer or architect, and the study must include a funding analysis.

The SIRS cycle is triggered by the creation of the condominium under §718.112(2)(g)1. — not the construction date and not the Certificate of Occupancy date. HB 913, effective July 2025, updated reserve funding deadlines for associations already in the process. Compliance falls on residential condominium associations whose buildings are three stories or more. Initial deadlines for existing associations were set by statute and adjusted by HB 913 — confirm your association’s specific deadline with an engineer.

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. Each required component is evaluated for condition and remaining service life, and the study projects the cost of repair or replacement so reserves can be funded against evidence rather than an estimate. Fortis performs a visual inspection of every required component as part of the reserve study.

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 §553.899(12), and updated meeting and electronic-voting procedures under §718.112. It amended the provisions created by SB 4-D.

A SIRS projects long-term structural repair and replacement costs under §718.112(2)(g)1, on a 10-year cycle keyed to the creation of the condominium. A milestone inspection evaluates current structural condition under §553.899, on a trigger keyed to the Certificate of Occupancy date — and many associations owe both.

A SIRS is a structural engineering requirement performed by a licensed professional engineer, while a standard reserve study is a financial planning tool. The two are not interchangeable: a standard reserve study does not satisfy §718.112(2)(g)1, because the statute requires the structural components to be evaluated and the visual inspection portion to be performed by a licensed engineer or architect.

The SIRS requirement is governed by §718.112(2)(g)1, Florida Statutes, created by SB 4-D (2022) and amended by HB 913 (effective July 1, 2025). Cooperatives are covered by Section 719.106, Florida Statutes.

Common SIRS questions are answered in full on the SIRS service page.