Question 1

What is Florida SB4-D and how does it affect my condo?

Accepted Answer

Florida SB4-D (the Surfside-response legislation) requires condominium buildings 3+ stories to complete milestone structural inspections and Structural Integrity Reserve Studies (SIRS). Buildings must be inspected at 30 years (25 years if within 3 miles of coast), then every 10 years. Associations cannot waive reserves for structural components. Failure to comply can result in building closure orders.

Question 2

What are Phase 1 and Phase 2 milestone inspections?

Accepted Answer

Phase 1 is a visual inspection by a licensed engineer or architect to identify substantial structural deterioration. If substantial deterioration is found, Phase 2 requires destructive testing, detailed analysis, and a repair plan. Phase 2 reports must include cost estimates and timelines for required repairs. FCS works with qualified engineers to coordinate inspections and implement required remediation.

Question 3

What is a SIRS (Structural Integrity Reserve Study)?

Accepted Answer

A Structural Integrity Reserve Study is a 30-year reserve analysis specifically for structural components: roof, waterproofing, foundation, load-bearing walls, and primary structural systems. Unlike traditional reserve studies, SIRS cannot include pooling with non-structural items, and associations cannot vote to waive funding. SIRS determines the annual contribution needed to fund future structural repairs.

Question 4

How much does condo remediation typically cost?

Accepted Answer

Remediation costs vary widely based on deficiency type and extent. Concrete spalling repair: $15-50/SF. Balcony reconstruction: $300-600/SF. Post-tension cable repair: $5,000-15,000 per repair. Full building envelope rehabilitation: $50-150/SF of wall area. We provide detailed estimates after engineering assessment and help associations prioritize work based on severity and budget.

Question 5

Can owners live in the building during remediation?

Accepted Answer

In most cases, yes. We develop phased remediation plans that maintain building occupancy. Techniques include: working floor-by-floor, creating temporary weather barriers, scheduling noisy work during business hours, and maintaining life safety systems throughout. For severe structural issues, temporary evacuation of affected areas may be necessary. Safety is never compromised for occupancy.

Question 6

What funding options exist for SB4-D compliance work?

Accepted Answer

Common funding approaches: existing reserves (if adequately funded), special assessments (one-time charges to owners), bank loans (repaid through regular assessments over time), and phased construction (spreading work over multiple budget years). Many associations are combining approaches. FCS helps boards evaluate options and develop funding strategies that balance urgency with owner financial capacity.

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