Key facts
- Dec 31, 2025
- Florida associations had to complete a structural integrity reserve study by Dec 31, 2025, or by Dec 31, 2026 where a milestone inspection was also due by then. No later date is allowed (HB 913 of 2025). (Florida Statutes 718.112, checked Nov 7, 2026)
- Every 10 years
- A structural integrity reserve study is required for each Florida condominium or cooperative building of three or more habitable stories, at least every ten years, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and other listed items. (Florida Statutes 718.112, checked Nov 7, 2026)
- 30 years
- Florida condominium and cooperative buildings of three or more habitable stories need a milestone inspection by Dec 31 of the year the building turns 30, then every 10 years. (Florida Statutes 553.899, checked Nov 7, 2026)
- Dec 31, 2024
- Florida buildings that had already reached 30 years before July 1, 2022 had until Dec 31, 2024 to complete their first milestone inspection. (Florida Statutes 553.899, checked Nov 7, 2026)
What a structural integrity reserve study is
A structural integrity reserve study, SIRS for short, is a funding study. It is not an inspection in the sense of a building official checking a structure. It is a document that takes the major components of a building, estimates the remaining useful life and the replacement cost of each, and works out how much money the association must put into reserves each year to pay for the work when it comes due.
A structural integrity reserve study is required for each Florida condominium or cooperative building of three or more habitable stories, at least every ten years, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and other listed items. That sentence from Florida Statutes 718.112 carries three things: which buildings, how often, and what the study must cover.
Florida associations have always been able to commission reserve studies, and many did. What changed after the Surfside collapse in 2021 is that the Legislature made a study of the structural components mandatory for condominium and cooperative buildings of three or more habitable stories, listed the components it must include, and set a deadline for the first one. The point was to stop associations from deferring structural reserves by vote, which had been common and which left buildings with known problems and no money set aside to fix them.
In practice a SIRS is prepared by a reserve professional, and the structural items in it rest on a visual inspection of those items by a licensed engineer or architect. The statute sets out who may do each part. The output is a schedule: component by component, the expected cost, the expected year, and the annual contribution needed to get there.
Who must do a SIRS
The test is the same as for the milestone inspection: a condominium or cooperative building of three or more habitable stories. If the association runs such a building, it needs a SIRS for it, at least every ten years. An association with several buildings on one property needs the study for each building that meets the test.
Buildings with fewer than three habitable stories are outside the requirement, although their associations may still choose to commission a reserve study on the older, voluntary basis. Rental buildings owned by a single landlord are not condominiums or cooperatives and are not covered.
Height is counted in habitable stories, not feet, and the count is not always obvious where there are parking or mechanical levels. An association near the line should settle the count with its local building official rather than decide on its own that the requirement does not apply.
| Building | SIRS required | Interval |
|---|---|---|
| Condominium, three or more habitable stories | Yes | Every 10 years |
| Cooperative, three or more habitable stories | Yes | Every 10 years |
| Condominium or cooperative under three habitable stories | No | Not required |
| Single-owner rental building | No | Not required |
The SIRS deadline
Florida associations had to complete a structural integrity reserve study by Dec 31, 2025, or by Dec 31, 2026 where a milestone inspection was also due by then. No later date is allowed (HB 913 of 2025).There are two dates in that sentence and one hard rule. The general deadline was Dec 31, 2025. Associations whose building also had a milestone inspection falling due by the end of 2026 were given until Dec 31, 2026, so that the structural inspection and the reserve study could be done together and the inspection's findings could feed the study's numbers. That was the only extension. HB 913, passed in 2025, confirmed that no later date is allowed.
Both dates have now passed or are about to. As of this guide's date, every covered association should have a completed SIRS, or should be completing one under the 2026 milestone-linked date. An association that has neither is out of compliance with 718.112, not waiting for a deadline.
The deadline is for completing the study. It is not a deadline for having the reserves fully funded. The study sets the annual contributions; the association then has to budget them. That distinction matters to contractors, because a completed SIRS tells you what work the association expects to pay for and roughly when, but the money arrives through the budget over the following years.
The Florida milestone inspection guide covers the inspection side, including which buildings got the 2026 date.
How the SIRS relates to the milestone inspection
The two requirements sit in different statutes and do different jobs, but they were written for the same buildings and the deadlines were tied together on purpose.
The milestone inspection, in Florida Statutes 553.899, is a structural inspection. Florida condominium and cooperative buildings of three or more habitable stories need a milestone inspection by Dec 31 of the year the building turns 30, then every 10 years. Florida buildings that had already reached 30 years before July 1, 2022 had until Dec 31, 2024 to complete their first milestone inspection. It asks whether the structure shows substantial structural deterioration today and, if it does, what repair is needed.
The SIRS, in 718.112, is a funding study. It asks what the major components will cost to maintain and replace over time and what the association must set aside each year to be ready.
Where a building has both due in the same period, the sensible order is inspection first, study second, because the inspection's findings change the study's numbers. A phase two milestone report that finds deteriorated balcony slabs turns a long-dated reserve line into a near-term repair. That is why the statute allowed the SIRS to slip to Dec 31, 2026 for buildings with a milestone inspection due by then, and not otherwise.
| Milestone inspection | SIRS | |
|---|---|---|
| Statute | 553.899 | 718.112 |
| What it is | Structural inspection | Reserve funding study |
| Buildings | Condo or co-op, three or more habitable stories | Condo or co-op, three or more habitable stories |
| First due | Dec 31 of the year the building turns 30 years, or Dec 31, 2024 for older buildings | Dec 31, 2025, or Dec 31, 2026 with a milestone inspection due by then |
| Then | Every 10 years | Every 10 years |
What a reserve study funds
The statute lists the components a SIRS must cover. At minimum the study takes in the roof, the structure, fireproofing, plumbing, electrical systems, waterproofing, and the other items the statute names. The list is the point: these are the parts of a building that are expensive, that fail slowly, and that associations used to defer.
For each listed component the study estimates two figures, the remaining useful life and the cost to repair or replace, and from those works out an annual reserve contribution. A roof with eight years left and a replacement cost in the high six figures produces a line in the budget every year until the roof is replaced. Waterproofing and structural concrete produce the same kind of line, usually on a shorter horizon in a coastal building.
The effect for owners is that assessments rise to meet the schedule. The effect for contractors is that the association now has a written, dated list of the major projects it expects to fund, with a year against each. That list is not a bid request. It is a record of intent, backed by a statutory duty to fund it.
What it means for contractors
A completed SIRS is a schedule of future capital work for a specific building, prepared by a professional and adopted by a board. Roofing, waterproofing, concrete restoration, plumbing and electrical replacement and fireproofing all appear in it with a year and a cost. Where a milestone inspection was done alongside, the near-term lines reflect actual findings rather than averages.
The deadline has passed, which changes the picture in two ways. First, the catch-up wave is over: most covered associations now hold a study, so the work ahead is reading the schedules rather than waiting for them. Second, associations that missed the deadline are a group of their own. They have a statutory duty they have not met, a board that knows it, and a study still to commission. The study is a reserve professional's job, but the repairs that follow it are a contractor's.
The buildings are also predictable. The three-story test and the ten-year interval mean the covered stock can be listed, and the milestone inspection dates that drive the near-term repair lines come from the building's age. A contractor who knows which buildings reached 30 this year knows where next year's structural repair budgets are being written.
This is the compliance-trigger lead described in the construction leads guide, applied to Florida associations: a public record that gives an owner a legal reason to spend before a bid goes out. Building Sauce is building a Florida condo feed from public records on milestone inspections and reserve studies. It is not live yet. If you sell roofing, waterproofing, concrete or restoration work to Florida associations, join the Florida condo waitlist and we will send a sample when it is. How it works explains what a feed row contains.