Structural Integrity Reserve Study (SIRS) & Reserve Study Firms in Florida

Florida's SIRS and milestone inspection rules for condos, what a reserve study means for HOAs, who may perform the work, deadlines, and a hiring checklist, with links to the statutes.

General information for Florida associations. This isn't legal advice. Check your governing documents and ask your association's attorney about your situation. Last reviewed October 2026.

After the 2021 Surfside collapse, Florida passed SB 4-D (Chapter 2022-269), which created the structural integrity reserve study (SIRS) and the statewide milestone inspection program. CS/CS/HB 913 (Chapter 2025-175) amended both laws again; it generally took effect July 1, 2025. This guide summarizes the current statute text for condo boards, explains where HOAs stand, and covers who can do the work. For what goes into a reserve study in general, see what a reserve study includes.

Structural integrity reserve study Florida: who needs one

Under s. 718.112(2)(g), Florida Statutes, a residential condominium association must have a SIRS for each building that is three habitable stories or higher, completed at least every 10 years. It doesn't apply to buildings under three stories, to one- to four-family dwellings with three or fewer habitable stories above ground, to any portion of a building that has not been submitted to the condominium form of ownership, or to parts of a building maintained by someone other than the association (s. 718.112(2)(g)5.).

What the SIRS must cover

Roof
Structure, including load-bearing walls and primary structural members and systems
Fireproofing and fire protection systems
Plumbing
Electrical systems
Waterproofing and exterior painting
Windows and exterior doors
Any other item with a deferred maintenance or replacement cost over $25,000 (or the inflation-adjusted amount DBPR sets, if greater) whose failure would harm the items above

The study is based on a visual inspection. For each item it must state the estimated remaining useful life and replacement cost or deferred maintenance expense, and give a reserve funding plan, including at least a baseline plan that keeps the reserve cash balance above zero each budget year. The association must get an updated SIRS before adopting a budget whose reserve funding doesn't line up with the latest study.

Deadlines and follow-up duties

Associations that existed on or before July 1, 2022 and are owner-controlled had to complete a SIRS by December 31, 2025. One that must complete a milestone inspection on or before December 31, 2026 may do the SIRS at the same time, but in no case later than December 31, 2026.
A milestone inspection (or similar local inspection) done within the past 5 years that meets the requirements can replace the SIRS visual inspection.
After a milestone inspection, the association may delay the SIRS for up to the 2 consecutive budget years that follow, to put money toward the inspection's repairs.
Within 45 days of receiving the study, the association must give owners a copy (or notice that it's available) and file a statement with DBPR's condominium division on its form.
Officers or directors must sign an affidavit acknowledging receipt. Willfully and knowingly failing to complete a SIRS is a breach of fiduciary duty.

Milestone inspection Florida

The milestone inspection is a separate, structural safety inspection under s. 553.899, Florida Statutes. It applies to condominium and cooperative buildings three habitable stories or more.

When: by December 31 of the year the building turns 30 (from its certificate of occupancy), then every 10 years. Older buildings had earlier catch-up deadlines: a building that turned 30 before July 1, 2022 needed its first milestone inspection before December 31, 2024, and one that turned 30 on or after July 1, 2022 and before December 31, 2024 needed it before December 31, 2025 (s. 553.899(3)(a)). The local building official may require it at 25 years because of local conditions such as nearness to salt water.
Who: only a Florida-licensed architect (ch. 481) or engineer (ch. 471).
Phase one is a visual examination, due within 180 days after the association receives the local agency's written notice. Phase two, which can include testing, is required if phase one finds substantial structural deterioration.
The association must tell unit owners about the required inspection within 14 days of receiving that notice.

HOA reserve study Florida: what applies to HOAs

The SIRS and milestone inspection laws are written for condominiums and cooperatives, not Chapter 720 homeowners' associations. HOA reserves fall under s. 720.303(6), and they are optional: an HOA budget may include reserve accounts, and statutory reserve accounts exist only once a majority of the total voting interests approves them (s. 720.303(6)(b) and (d)). Many HOA boards still commission a conventional reserve study to plan for roofs, paving, pools and gates. If your community has a mix of building types, ask your association's attorney which rules apply.

Who can perform the studies

SIRS: must be performed or verified by a Florida-licensed engineer, a Florida-licensed architect, or a person certified as a Reserve Specialist (RS) by the Community Associations Institute or a Professional Reserve Analyst (PRA) by the Association of Professional Reserve Analysts (s. 718.112(2)(g)3.a.).
Milestone inspection: a licensed architect or engineer only (s. 553.899(2)(a)).
Milestone conflict disclosure: an architect or engineer who bids on a milestone inspection must disclose in writing any intent to bid on the repair, maintenance or replacement work it may recommend. A design professional or licensed contractor bidding on that recommended work must disclose in writing any interest in, or family relationship with, the inspection firm; without that disclosure the contract is voidable (s. 553.899(12)).
Conflict disclosure: a design professional or licensed contractor who bids on the SIRS must disclose in writing if they intend to bid on the repair work it recommends. Undisclosed interests or relationships can make the contract voidable.

You can confirm an engineer's or architect's license on DBPR's license search (engineers are licensed by the Florida Board of Professional Engineers; our license-check guide explains where to look). DBPR's condominium division posts SIRS guidance and FAQs at condos.myfloridalicense.com.

Hiring checklist

Confirm who signs: PE or architect license number, or RS/PRA certificate, and verify it.
Ask whether the firm will also bid on repairs, and get the written disclosure the statute requires.
Ask whether the proposal covers every statutory SIRS item for every building three stories or higher.
Ask whether a recent milestone inspection can be used for the visual portion, and whether the firm can coordinate both.
Ask for the baseline funding plan plus any alternative funding scenarios, and how special assessments or loans will be reflected.
Ask for a sample report and a timeline that leaves room for the 45-day owner distribution and DBPR filing.
Ask for the price of future updates.
Get proposals from more than one firm using the same scope.

Common questions

Is a SIRS the same as a milestone inspection?

No. A milestone inspection checks structural safety and must be done by a licensed architect or engineer. A SIRS is a reserve and funding study for listed building components. A recent qualifying milestone inspection can stand in for the SIRS visual inspection.

Does my HOA need a SIRS?

The SIRS requirement is in the condominium statute (s. 718.112). Chapter 720 HOAs follow s. 720.303(6), where reserve accounts are optional unless a majority of the total voting interests votes to establish them. Ask your association's attorney about your community.

How often is a SIRS required?

At least every 10 years for each covered building, plus an update before adopting a budget that doesn't match the study's funding plan.

Reserve study firms in our directory

Listed A–Z. None paid to be listed, and we haven't reviewed their work or prices. Check each firm's credentials using the checklist above. You can also browse all reserve study firms.