Condo Structural Reserve Study Repairs
Your SIRS identified millions in upcoming repairs. Now you need a contractor who can plan, phase, and execute major capital projects—without disrupting your residents or breaking your budget.
Understanding Your SIRS Report
Your Structural Integrity Reserve Study (SIRS) is more than a compliance document—it's a roadmap for your building's next decade of major capital improvements. Understanding what it tells you is the first step toward smart project planning.
The 8 Required SIRS Components
Florida law requires your SIRS to address funding for these specific building systems. Starting January 1, 2026, reserves for these items cannot be waived:
Roof
Replacement and major repair costs
Structural Systems
Load-bearing walls, floor foundations, primary structural members
Fireproofing & Fire Protection
Sprinklers, alarms, fire-rated assemblies
Plumbing
Main lines, risers, and common element piping
Electrical Systems
Main panels and common area wiring
Waterproofing & Exterior Painting
Building envelope protection
Windows & Exterior Doors
Common element windows, sliding doors
Items Over $25,000
Any component affecting structural integrity
Reading the Numbers in Your SIRS
Remaining Useful Life (RUL)
How many years until a component needs replacement. RUL of 0-5 years means action is needed soon. Negative RUL means the component is past due.
Replacement Cost
The estimated cost to replace each component at current prices. Check that costs reflect Tampa Bay market rates—national averages may underestimate.
Annual Contribution
What the association must set aside yearly to fund future replacements. This becomes your minimum required reserve funding starting 2026.
Prioritizing SIRS Repairs
Not all items are equally urgent. Work with your engineer and contractor to categorize repairs:
- CriticalSafety issues, active water intrusion, structural concerns—address immediately
- Near-TermComponents at or past useful life, showing deterioration—plan within 1-2 years
- PlannedItems with 3-10 years remaining—include in long-term capital plan
Major Repair Categories for Tampa Bay Condos
Roof Replacement & Restoration
SIRS Component #1
Typical Life: 15-30 years
Cost Range: $8-15/SF
Timeline: 2-4 months
Florida Roofing Challenges
Tampa Bay roofs face hurricanes, UV exposure, heavy rain, and extreme heat cycling. Most SIRS reports identify roof replacement as one of the largest capital expenses.
Options Include:
- • Full tear-off and replacement
- • Roof restoration coating systems
- • Modified bitumen systems
- • TPO/EPDM membrane systems
FCS Provides:
- • Hurricane code compliance
- • 20-30 year warranty systems
- • Coordination with waterproofing
- • Minimal resident disruption
Structural Concrete Repairs
SIRS Component #2
Cost Range: $50-200/SF
Timeline: 6-18 months
Complexity: High
Why Tampa Bay Buildings Need Concrete Work
Salt air, moisture intrusion, and chloride contamination cause reinforcing steel to corrode, leading to spalling, cracking, and structural concerns. Buildings from the 1970s-1990s are particularly susceptible.
Common Issues:
- • Spalling with exposed rebar
- • Carbonation deterioration
- • Post-tension cable corrosion
- • Foundation/pile cap damage
Repair Methods:
- • Patch and repair
- • Section removal/replacement
- • Cathodic protection
- • Protective coating systems
Building Envelope Waterproofing
SIRS Component #6
Typical Life: 10-20 years
Cost Range: $5-20/SF
Timeline: 2-4 months
Florida Climate Protection
The building envelope is your first defense against water intrusion. Failed coatings and sealants lead to interior damage, mold, and accelerated structural deterioration.
Systems Include:
- • Elastomeric wall coatings
- • Joint sealant replacement
- • Below-grade waterproofing
- • Deck and balcony membranes
Products We Use:
- • Sika waterproofing systems
- • BASF wall coatings
- • Tremco sealants
- • 5-15 year warranties
Plumbing System Replacement
SIRS Component #4
Typical Life: 40-60 years
Cost Range: $5,000-15,000/unit
Timeline: 4-8 months
Cast Iron to PVC Conversion
Many Tampa Bay condos built before 1980 have cast iron drain lines that are now failing. Re-piping is one of the most disruptive but necessary capital projects.
Project Scope:
- • Riser replacement
- • Horizontal branch lines
- • Common area piping
- • Water service lines
FCS Approach:
- • Stack-by-stack phasing
- • Minimize unit access time
- • Coordinate with residents
- • Proper ceiling/wall restoration
Electrical System Upgrades
SIRS Component #5
Typical Life: 30-50 years
Cost Range: $500K-2M+
Timeline: 3-6 months
Modernization and Code Compliance
Older electrical systems may lack capacity for modern demands or fail to meet current code requirements. Upgrades improve safety and support amenities like EV charging.
Common Projects:
- • Main service upgrades
- • Panel replacements
- • Common area rewiring
- • Lighting modernization
Future-Ready:
- • EV charging infrastructure
- • Generator connections
- • Smart building systems
- • Energy efficiency upgrades
Fire Protection & Life Safety
SIRS Component #3
Typical Life: 25-50 years
Cost Range: $200K-1M+
Timeline: 2-4 months
NFPA Compliance and Modernization
Fire protection systems must meet current NFPA codes. Older sprinkler systems, outdated alarms, and inadequate emergency lighting are common SIRS findings.
Systems Covered:
- • Fire sprinkler systems
- • Fire alarm upgrades
- • Emergency lighting
- • Exit signage
Compliance:
- • NFPA 13 sprinkler standards
- • NFPA 72 alarm requirements
- • ADA egress compliance
- • Annual inspection coordination
Planning Your Capital Improvement Project
Project Planning Steps
Engineering Assessment
Start with a detailed engineering scope that goes beyond your SIRS. Identify exact repair quantities and methods.
Multiple Contractor Bids
Get at least 3 qualified bids. Ensure contractors are bidding the same scope for accurate comparison.
Phasing Strategy
For occupied buildings, develop a phasing plan that maintains resident safety and minimizes disruption.
Resident Communication
Develop a communication plan before construction begins. Informed residents are cooperative residents.
Temporary Accommodations
For disruptive work (plumbing, major structural), plan for temporary water shutoffs or unit access.
General Contractor vs. Construction Manager
For projects under $2M, a qualified general contractor like FCS typically provides the best value. We manage all subcontractors, permitting, and coordination.
For larger, multi-phase programs ($5M+), some associations hire a separate construction manager or owner's representative. FCS can work in either model.
FCS Advantage: As a prime contractor with full project management capabilities, we often eliminate the need for separate construction management—saving associations 3-5% on overall project costs.
Financing Major SIRS Repairs
Funding multi-million dollar capital projects is the biggest challenge many condo boards face. Here are the primary options and their trade-offs:
Special Assessments
Direct billing to unit owners, typically based on ownership percentage. Can be structured as lump sum or spread over 12-24 months.
Bank Loans / Lines of Credit
Association borrows funds and repays through increased monthly assessments over 5-15 years.
Fannie Mae / FHA Considerations
Non-compliant or under-reserved buildings may lose Fannie Mae certification, impacting unit owners' ability to sell or refinance.
Reserve Contribution Increases
Starting January 2026, associations must fully fund SIRS reserves. Monthly assessment increases are likely for most buildings.
FCS Flexible Payment Structures
We understand the financial challenges associations face. FCS can structure project payments to align with special assessment collection schedules, reducing the need for bridge financing. Contact us to discuss payment options for your specific situation.
The FCS Approach to Condo Capital Projects
Managing multi-million dollar capital projects in occupied buildings requires more than construction skills. It requires communication, coordination, and a genuine understanding of how condo associations work.
Commercial Expertise, Not Residential
Our $25M+ track record is in large-scale commercial and multi-family projects. We're not a residential contractor trying to scale up.
Single Point of Accountability
As prime contractor, FCS is responsible for everything—subcontractors, permitting, timeline, quality. One call solves any issue.
Occupied Building Specialists
We've completed dozens of projects in occupied condos. We know how to phase work, communicate with residents, and minimize disruption.
Engineering Collaboration
We work with your SIRS engineer—not against them. Seamless coordination means better outcomes and fewer surprises.
Tampa Bay Local Knowledge
Based in Ruskin, we know Hillsborough and Pinellas building departments, local codes, and Tampa Bay construction realities.
Capital Project Services Include:
- Roof replacement and restoration
- Structural concrete restoration
- Building envelope waterproofing
- Plumbing system replacement
- Electrical system upgrades
- Fire protection modernization
- Window and door replacement
- Parking structure rehabilitation
SIRS Repairs FAQs
Common questions about planning and executing condo capital improvement projects
A quality SIRS should be prepared by a licensed Florida engineer or architect who physically inspects the building—not just reviews documents. Look for detailed component condition assessments, realistic remaining useful life estimates, and replacement costs based on current Tampa Bay market rates. If your study seems to underestimate costs or overestimate component life, consider getting a second opinion before major decisions.
Strategic deferral is possible for some items, but others cannot safely wait. Your SIRS will indicate remaining useful life for each component. Items past their useful life or showing active deterioration should not be deferred. We can help you develop a phased approach that addresses critical items first while creating a realistic timeline for less urgent repairs—all while maintaining compliance.
This is common, especially with concrete restoration where hidden damage isn't visible until demolition begins. Quality contracts include provisions for change orders and unforeseen conditions. FCS provides detailed initial assessments to minimize surprises, but we also recommend budgeting a 10-15% contingency for capital projects. We communicate immediately when additional issues are discovered.
Timelines vary significantly by scope. Roof replacement for a mid-rise: 2-4 months. Building-wide concrete restoration: 6-18 months. Complete plumbing re-pipe: 4-8 months. Waterproofing/coating: 2-4 months. Most large condo projects are phased to minimize disruption, which extends overall timeline but allows residents to remain in place. We provide detailed schedules during pre-construction.
Warranties vary by project type. Roofing typically carries 20-30 year manufacturer warranties plus 1-2 year workmanship. Concrete repairs: 5-10 year material warranties, 1-2 year workmanship. Waterproofing: 5-15 year system warranties. Plumbing: varies by material (50+ years for PVC/CPVC). FCS provides clear warranty documentation and assists with warranty claims if issues arise.
Both approaches have merit. A single contractor provides continuity, simplified coordination, and often better pricing through volume. Separate bidding may yield lower prices for specific trades but creates coordination challenges. For buildings with multiple major projects, we recommend a phased master agreement with FCS—you get competitive pricing, consistent quality, and a partner who knows your building's needs over time.
Ready to Plan Your SIRS Capital Project?
Florida Construction Specialists offers complimentary capital project consultations for Tampa Bay condo associations. We'll review your SIRS, discuss priorities, and outline a realistic project approach.