Florida Condo & HOA Structural Integrity Reserve Study (SIRS) Deadlines: What Boards Need to Know

Since the Champlain Towers South collapse in 2021, Florida has rewritten the rules for how condo and co-op buildings are inspected, funded, and maintained. What started as SB 4-D in 2022 has since been amended, most recently through HB 913, and the result is a set of deadlines that Florida condo and HOA boards can no longer treat as optional or distant.

For boards managing buildings three stories or taller, two requirements are now converging at once: the Structural Integrity Reserve Study (SIRS) and the milestone inspection. Both come with real deadlines, real costs, and real consequences for boards that wait too long to act.

What Is a Structural Integrity Reserve Study (SIRS)?

A SIRS is a mandatory reserve study required for condominium and cooperative buildings three or more habitable stories tall, under Florida Statute 718.112(2)(g). It has to be performed by a licensed engineer, architect, reserve specialist, or professional reserve analyst — not estimated internally by the board or property manager.

Unlike a standard reserve study, a SIRS is narrowly focused on structural and life-safety components. It has to evaluate the condition, remaining useful life, and estimated replacement cost of:

• The roof

• Load-bearing structural systems

• Fire protection systems

• Plumbing

• Electrical systems

• Waterproofing and exterior painting

• Windows and exterior doors

• Any other component with a deferred replacement cost over $25,000 that affects the items above

A SIRS is required at least every 10 years. The current compliance deadline is December 31, 2025 for most associations, with an extension to December 31, 2026 available for associations coordinating their SIRS with an upcoming milestone inspection. Because these dates have shifted more than once since 2022, boards should confirm their building's exact deadline with a licensed engineer or their association's attorney rather than relying on a general timeline.

How SIRS Connects to Milestone Inspections

The SIRS doesn't stand alone — it runs alongside Florida's milestone inspection requirement, and the two are frequently confused with each other.

A milestone inspection is a structural safety inspection required for condo and co-op buildings three or more habitable stories tall once the building reaches 30 years of age, measured from its certificate of occupancy date. Buildings within three miles of the coast may face an earlier 25-year timeline if the local enforcement agency determines it's warranted. Once a building receives official notice, the initial Phase 1 inspection is due within 180 days, and re-inspection is required every 10 years after that.

Because both requirements apply to the same class of buildings and often draw on the same structural findings, boards that coordinate the timing of their SIRS and milestone inspection — using engineers who can evaluate both at once — typically save on inspection costs and avoid scheduling two disruptive site visits instead of one.

Why This Isn't Just a Compliance Checkbox Anymore

The part of this law that catches boards off guard isn't the inspection requirement itself — it's the funding requirement that comes with it. For budgets adopted on or after January 1, 2025, associations can no longer vote to waive or underfund reserves for the structural components identified in a SIRS. Full funding is now mandatory.

That means once a SIRS identifies a roof, waterproofing system, or structural element nearing the end of its useful life, the association is required to be building toward that cost in its reserves — not deciding later whether to fund it. For boards that haven't been reserving adequately, this is exactly where special assessments come from: a study confirms a costly repair is coming, and the reserve account isn't there to cover it.

What Boards Should Be Doing Right Now

• Confirm your building's exact SIRS and milestone inspection deadlines with a licensed engineer — don't assume a general timeline applies to your specific building and county.

• Budget for the study itself as a near-term expense, separate from the repair costs it may uncover.

• Start the conversation with a qualified contractor before the SIRS or milestone report is finalized, so repair timelines and cost estimates aren't a surprise once findings are official.

• Treat any structural findings as a funding and construction planning issue immediately, not a future agenda item.

Once your SIRS or milestone inspection identifies required repairs, the clock is already running. 

Maloney Construction works with Florida condo and HOA boards to execute the structural repairs those reports uncover — roofing, waterproofing, structural, and full reconstruction work — coordinated closely with your board's engineer and reserve timeline. Contact our team to talk through your building's scope before the deadline pressure sets in.

This article is intended for general informational purposes and is not legal advice. Florida's SIRS and milestone inspection requirements vary by building, age, and county — associations should confirm their specific obligations with a licensed engineer and their association attorney.

Maloney Construction | Commercial Remodeling, Residential Renovation & Disaster Recovery Across Florida