Florida calculator · F.S. §718.112(2)(g) / SB 4-D
Florida SIRS Reserve Study Planner
Model SB 4-D Structural Integrity Reserve Study contributions before your reserve specialist runs the formal numbers
Statute citations reviewed by the Common Elements editorial team, which includes a Florida-licensed community association manager (LCAM) and insurance broker, Florida Licensed Community Association Manager, 2-20 & 6-20.
Florida's SB 4-D (2022) and the SB 154 (2023) clean-up bill require every condominium and cooperative association of three stories or more to commission a Structural Integrity Reserves Study (SIRS) at least every ten years — and to fully fund the components the SIRS identifies. The penalty for getting it wrong is not subtle: directors can be personally liable, and units in non-compliant buildings have already seen 30–50% valuation hits at re-sale.
This planner models the math underneath a SIRS so a board can stress-test contribution levels before commissioning the formal study. Add the components in scope (roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and doors), tell it today's replacement cost, useful life, remaining life, and current reserve balance, then watch the required annual contribution change as you toggle inflation, horizon, and funding method.
It is not a substitute for a licensed reserve specialist. It is the worksheet most boards wish they had before they signed the engagement letter.
Reserve components
| Component | Replacement $ | Useful life (yrs) | Remaining (yrs) | Current balance $ | |
|---|---|---|---|---|---|
Required annual contribution
Total required
$137,355
Per unit / year
$2,289
Current funding adequacy
87%
- Contributions are below the required level. A modest increase now is cheaper than a special assessment later.
- Projection shows balance going negative in 1 year of the horizon — indicates a special assessment or borrowing event.
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Not an official reserve study
This is a planning tool, not an official reserve study. Many states require a reserve study to be prepared by a licensed professional, such as a reserve specialist or engineer. Use this to plan and understand the numbers, then engage a qualified professional where your state or governing documents require one.
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Florida SIRS FAQ
- What is a SIRS and who has to do one?
- A Structural Integrity Reserves Study (SIRS) is a Florida-specific reserve study required by F.S. § 718.112(2)(g) for residential condominium and cooperative associations of three or more habitable stories. HB 913 (2025) extended the initial SIRS deadline to December 31, 2025, with an outer limit of December 31, 2026 for associations that pair it with a milestone inspection due by that date. After the initial study, every ten years. The study identifies remaining useful life, replacement cost, and recommended annual contribution for a defined set of structural components.
- What components have to be in the SIRS?
- F.S. § 718.103(26), as consolidated by HB 913 (2025), defines eight in-scope categories: roof; structure (load-bearing walls and other primary structural members and systems); fireproofing and fire-protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item identified by the licensed reserve specialist with a deferred maintenance expense or replacement cost over $25,000 (inflation-adjusted annually starting February 1, 2026; $25,675 for 2026). Non-structural items (paving, painting, elevators, pools) can stay in your regular reserve study but don't have to be in the SIRS.
- Can the membership still waive reserves?
- No — not for SIRS components. SB 4-D removed the waiver right for the structural items. Non-structural reserves can still be waived or reduced by a vote of the membership, but the SIRS contributions are mandatory under § 718.112(2)(g).
- What's the difference between straight-line and full-funding?
- Straight-line takes today's replacement cost, subtracts the current balance, and divides by remaining life. It's simple and tracks the legacy component method, but it under-funds the component when inflation lifts replacement costs faster than contributions grow. Full-funding (also called pooled or threshold funding) inflates the cost to its expected year-of-replacement value, then amortizes the gap. SB 4-D's full-funding requirement maps most cleanly onto the threshold method.
- Is this a replacement for a real reserve study?
- No. Florida law requires a licensed reserve specialist (a credentialed CAI RS, PRA, or qualified engineer) to prepare the formal SIRS. This planner is a board-level decision aid for budgeting and scenario testing. Take the output to your reserve specialist as a starting point; do not file it as your SIRS.
What this calculator implements