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Florida Condo Structural Integrity Reserve Study (SIRS) Rule

Short answer: Under Florida law (Fla. Stat. § 718.112(2)(g), as of September 23, 2026), a residential condominium association must have a structural integrity reserve study, called a SIRS, at least every 10 years for each building three habitable stories or higher, with exceptions the statute lists. Associations that existed on or before July 1, 2022 and are controlled by unit owners other than the developer were to finish the first study by December 31, 2025, and the statute says “in no event” after December 31, 2026. We did not read the milestone inspection statute, s. 553.899, in detail, so this page does not describe it.

Last checked: September 23, 2026. Covers: Florida condominium associations (chapter 718). Florida HOAs under chapter 720 are not covered by this rule. Other states were not reviewed.

Which buildings does the SIRS rule cover?

The rule applies to a residential condominium association, for each building on the condominium property that is three habitable stories or higher, as determined by the Florida Building Code (Fla. Stat. § 718.112(2)(g)1). It is a condominium rule; our notes record it as “not applicable” to homeowners’ associations under chapter 720.

The paragraph does not cover buildings under three stories, one- to four-family dwellings with three or fewer habitable stories above ground, parts of a building not submitted to condominium ownership, or parts maintained by someone other than the association (§ 718.112(2)(g)5). If your building is mixed-use or unusual, check the current text or ask an attorney whether it is covered.

How often, and by when?

The study must be completed at least every 10 years after the condominium’s creation (Fla. Stat. § 718.112(2)(g)1). Associations that existed on or before July 1, 2022 and are controlled by unit owners other than the developer were required to have the first one done by December 31, 2025 (§ 718.112(2)(g)7).

The next sentence says an association that must complete a milestone inspection on or before December 31, 2026 may complete the study at the same time. The paragraph then says: “In no event may the structural integrity reserve study be completed after December 31, 2026.” The milestone-inspection condition appears in the sentence before it; the “in no event” sentence itself states no condition. Our research notes read that last sentence as applying only where a milestone inspection is due by that date, and the statute text does not say so. We could not confirm how the dates fit together for a given building.

A recent milestone inspection may stand in for the visual-inspection part of the study. An association that completes one may delay a required study for no more than the 2 consecutive budget years that follow (§ 718.112(2)(g)8 and (g)9). Please read the statute before relying on any date.

Who may prepare the study?

The study, including its visual inspection, must be performed or verified by a licensed engineer, a licensed architect, or a person certified as a reserve specialist or professional reserve analyst by an organization the statute names (Fla. Stat. § 718.112(2)(g)3.a).

What must the board do once it is finished?

Within 45 days after receiving the study, the association must give each owner a copy or a notice that the completed study is available for inspection and copying on written request. Within 45 days after receiving it, the association must also give the state’s condominium division a statement that the study was completed and made available to owners (Fla. Stat. § 718.112(2)(g)11 and (g)12).

Some related record-keeping rules:

  • Structural integrity reserve studies and inspection reports must be kept for 15 years (Fla. Stat. § 718.111(12)(a)).
  • An association with 25 or more units, without timeshare units, must post the most recent SIRS on its website. The 25-unit threshold took effect January 1, 2026 under chapter 2024-244, section 8, as amended by chapter 2025-175, section 18 (Fla. Stat. § 718.111(12)(g)).
  • Under the state’s online-account rule for condominium associations, the SIRS and related materials are among what the division may request, within 5 business days (Fla. Stat. § 718.501(3)(d)).

Can owners vote to skip SIRS reserves?

Not for budgets adopted on or after December 31, 2024. For an owner-controlled association that must obtain a SIRS, members may not vote to provide no reserves or less reserves for the items in the SIRS list, or to use those reserves for other purposes (Fla. Stat. § 718.112(2)(f)2.b and (f)3). The statute names some exceptions, including for multicondominium associations with division-approved alternative funding and a temporary pause after a milestone inspection. This page does not describe them. See condo reserve studies and structural reserves.

A 2025 law (chapter 2025-175) changed some SIRS and reserve rules, including lines of credit, pausing, pooling and a $25,000 threshold adjusted for inflation. This page does not describe those changes.

What happens if a board does not complete it?

If officers or directors willfully and knowingly fail to complete a SIRS, that failure is a breach of their fiduciary relationship to the unit owners (Fla. Stat. § 718.112(2)(g)10). After turnover from the developer, the state’s condominium division may review records and investigate complaints about the procedural completion of SIRS and milestone inspections and about SIRS reporting (Fla. Stat. § 718.501(1)(a)7, 12). We did not review the division’s rules or case law.

A statute note also says that, from July 1, 2027, a board’s failure, when required, to obtain a milestone inspection or SIRS, fund SIRS reserves or make recommended repairs is a “dispute” that must go to presuit mediation (chapter 2023-203, section 7, noted under Fla. Stat. § 718.1255).

What about milestone inspections?

The milestone inspection duty sits in Fla. Stat. § 553.899, and § 718.112 refers to it. Our research did not read § 553.899 in detail, and it did not evaluate local ordinances or any “similar local requirement” the condominium statute mentions. So we cannot tell you which buildings need one, when, or who performs it. Your local building department and your association’s attorney are the places to ask.

Florida’s required 4-hour condominium director course must cover milestone inspections and SIRS (Fla. Stat. § 718.112(2)(d)5.b).

What to do next

  1. Confirm whether your building is residential with 3 or more habitable stories.
  2. Ask the board, in writing, whether a SIRS has been completed, when, and by whom. See how to request your association’s records.
  3. Look on the association’s website for the SIRS or a notice that it is available.
  4. Compare the budget with the study. See what condo reserves must cover.
  5. Ask the board and your local building department about milestone inspection status.
  6. If a deadline may have been missed, talk with a licensed Florida attorney.

Common questions

Is a milestone inspection the same as a SIRS? They are separate items in the law. The SIRS rule is in § 718.112(2)(g) and the milestone inspection duty is in § 553.899. Because we did not read § 553.899 in detail, we cannot compare them further.

Does my HOA (not a condo) need a SIRS? Our notes say the SIRS rule does not apply under chapter 720. HOAs have their own reserve rules. See HOA reserve studies explained.

Can I see the study? Structural integrity reserve studies are listed as official records kept for 15 years, and the most recent one must be posted by associations with 25 or more units that have no timeshare units (Fla. Stat. § 718.111(12)(a), (g)). You can also ask in writing.

What if the association missed the deadline? A willful and knowing failure is a breach of fiduciary duty. What happens next depends on facts we did not research. Speak with a Florida attorney.

Where can I read more about Florida condos? See Florida condo association laws.

Sources

Checked September 23, 2026.

Important notice

Fycus is not a law firm and does not provide legal advice. Association law varies by state and by each community’s governing documents. Consult a licensed attorney for guidance specific to your association.

This page is general information, was written from official statute text as of September 23, 2026, and has not been reviewed by an attorney. Laws change; check the current text before you rely on it.

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