After the Champlain Towers South collapse in Surfside (June 2021), the Florida legislature passed SB 4-D (2022) and subsequent amendments requiring condominium associations to conduct structural integrity reserve studies. The requirements are codified in F.S. 718.112(2)(g).
Which buildings need a SIRS
A SIRS is required for any condominium building that is 3 or more stories in height. One-story and two-story buildings are exempt.
The study must be completed by a licensed engineer or architect and must be performed every 10 years after the initial study.
What the SIRS must cover
The statute identifies 8 structural components that the SIRS must evaluate:
- Roof
- Load-bearing walls and primary structural members
- Floor
- Foundation
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows
For each component, the study must estimate the remaining useful life and the cost of replacement or major repair.
The connection to reserve funding
This is where SIRS changes how boards manage money. Under F.S. 718.112(2)(f), as amended, the association must fund reserves for the structural components identified in the SIRS. The legislature removed the ability to waive or reduce reserves for these items.
Before the Surfside amendments, boards could vote each year to waive reserve funding entirely. That option no longer exists for structural components covered by a SIRS. Reserves for those line items must be fully funded based on the study's estimates.
Deadlines
The SIRS deadlines depend on building age and location. HB 913 extended certain deadlines, allowing milestone-linked condominiums to complete their SIRS through December 31, 2026, rather than the original December 31, 2025 deadline. Check your building's specific cohort with the DBPR.
Three questions for your next board meeting
If your building is 3 or more stories, the board needs to know three things: (1) whether the SIRS has been completed, (2) which structural components were identified, and (3) whether the current budget fully funds reserves for those components. The answers to all three are in the SIRS report and the budget.
If your building is 3 or more stories, the board needs to know three things: (1) whether the SIRS has been completed, (2) which structural components were identified, and (3) whether the current budget fully funds reserves for those components. The answers to all three are in the SIRS report and the budget.
This post summarizes the statutory framework. Your declaration may modify certain provisions. Consult your association's attorney before acting on any specific situation.