Structural integrity reserve studies (SIRS)

Common Elements summary — Section 718.704 is the other half of Florida's post-Surfside reform and is, for boards, the more financially consequential one. It requires every condominium association with a building three stories or taller to commission a Structural Integrity Reserve Study (SIRS) by December 31, 2024, and every 10 years thereafter. The SIRS is a visual inspection plus a 30-year funding projection for these specific items: roof; load-bearing walls and other primary structural members; floor; foundation; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred maintenance or replacement cost over $10,000 that, if not maintained, will negatively affect any of the above. The bombshell is the funding mandate. For SIRS items, the association MUST fund reserves at the level the study requires. Owners cannot vote to waive or reduce SIRS reserves — the historical 718.112(2)(f)(4) waiver right is dead for these line items. For many South Florida associations this has meant 50-100% special-assessment increases starting with the 2024 budget. Some buildings have voted to terminate the condominium rather than fund the SIRS-mandated reserves; the termination market is real and growing. For boards: get a SIRS engineer on contract now if you don't have one, and start communicating the funding consequences to owners 12 months ahead of each budget cycle. Surprise SIRS assessments are how recalls happen.

Not legal advice. Click through to the official source for statutory text.