SIRS: Structural Integrity Reserve Studies
Understanding Florida's mandatory reserve requirements for condominium buildings. What SB 4-D means for your association's financial planning.
Important: Initial SIRS deadlines have passed. Buildings that haven't completed SIRS may face legal consequences. Contact your association attorney if your building is not yet compliant.
10 Required SIRS Components
SB 4-D mandates that SIRS address these specific building components. Reserves for these items cannot be waived.
| Component | Description | Typical Life | Funding Notes |
|---|---|---|---|
| Roof | All roof systems including materials, flashing, drainage | 15-25 years | Must fund for full replacement; cannot waive |
| Load-Bearing Walls & Primary Structural | Columns, beams, load-bearing walls, foundations | 50+ years | Repairs based on milestone inspection findings |
| Floor | Structural floor systems, post-tensioned concrete | 50+ years | Include waterproofing of occupied floors below |
| Foundation | All foundation elements including piles | 50+ years | Coastal buildings: factor in seawall coordination |
| Fireproofing & Fire Protection | Sprinklers, fire alarm, passive fire protection | 20-30 years | Sprinkler heads have 20-year replacement requirement |
| Plumbing | All plumbing systems serving common elements | 25-40 years | Cast iron: 25 years; PVC/CPVC: 40+ years |
| Electrical | Main service, distribution, emergency generator | 30-40 years | Generator replacement often overlooked |
| Waterproofing & Exterior Painting | Building envelope, coatings, sealants | 7-15 years | Florida climate accelerates deterioration |
| Windows | All windows in common elements and unit boundaries | 20-30 years | Impact windows may extend life; check warranty |
| Other Items > $10,000 | Any other component exceeding threshold with 15+ year life | Varies | Elevators, HVAC, parking garage membranes common |
SIRS Compliance Timeline
Key dates and requirements for Florida condominium associations.
December 31, 2024
SIRS must be completed for buildings 3+ stories, 30+ years old
Board members face personal liability; inability to close sales
Commission SIRS from licensed engineer or architect
December 31, 2025
Initial funding per SIRS recommendations must begin
Association cannot waive or reduce reserves for SIRS items
Implement funding schedule from SIRS
Every 10 Years
SIRS must be updated
Same as initial; plus may affect property insurance
Schedule recurring SIRS updates
Reserve Funding Strategies
While SIRS funding cannot be waived, associations have options for how to structure their funding approach.
Full Funding (Recommended)
Reserve balance equals accumulated depreciation of all components
No special assessments needed; best for resale value; lender-friendly
Higher monthly assessments; may require significant increases
10-15% of annual budget for well-maintained buildings
Threshold Funding
Maintain minimum balance to cover near-term replacements
Lower ongoing monthly cost; more cash for operations
May require special assessments; riskier for unexpected repairs
5-8% of annual budget; requires careful cash flow planning
Statutory Funding
SB 4-D minimum requirements for structural items only
Meets legal minimum; lowest possible assessment increase
High risk of special assessments; difficulty selling units; no waiver allowed
Varies significantly by building age and condition
Common SIRS Implementation Challenges
Issues we help condo associations navigate after SIRS reveals problems.
Deferred Maintenance Backlog
Impact: SIRS reveals millions in unfunded repairs
Prioritize repairs by safety risk; phase over 3-5 years with special assessment
How FCS Helps: Construction cost estimates; phased repair planning
Insufficient Reserves
Impact: Can't fund required SIRS components
Increase assessments; consider loan; phase funding over time
How FCS Helps: Value engineering to reduce repair costs
Unit Owner Resistance
Impact: Owners oppose assessment increases
Education on liability; transparent communication; payment plans
How FCS Helps: Present construction scope clearly; show cost of inaction
Conflicting Estimates
Impact: SIRS costs don't match contractor bids
Get detailed construction estimates during SIRS process
How FCS Helps: Provide construction cost validation during SIRS
Frequently Asked Questions
Need Construction Estimates for Your SIRS?
FCS provides accurate construction cost estimates to support your SIRS process. We work with engineers and associations to ensure reserve planning reflects actual construction costs.