Question 1

What is a SIRS and who has to do one?

Accepted Answer

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. For associations that existed on or before July 1, 2022 and are controlled by unit owners, the initial SIRS was due by December 31, 2025; an association with a milestone inspection due on or before December 31, 2026 may complete the SIRS at the same time, but in no event after December 31, 2026 (F.S. § 718.112(2)(g)). The cooperative statute kept the initial date at December 31, 2024 (§ 719.106(1)(k)). After that, every ten years. The study identifies remaining useful life, replacement cost, and recommended annual contribution for a defined set of structural components.

Question 2

What components have to be in the SIRS?

Accepted Answer

F.S. § 718.112(2)(g)1. lists the in-scope items: roof; structure, including 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 with a deferred maintenance expense or replacement cost over $25,000, or the inflation-adjusted amount the Division publishes each year, whichever is greater (§ 718.112(2)(g)1.h.; (2)(f)6.), whose failure would negatively affect one of the listed items. Non-structural items (paving, painting, elevators, pools) can stay in your regular reserve study but don't have to be in the SIRS.

Question 3

Can the membership still waive reserves?

Accepted Answer

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).

Question 4

What's the difference between straight-line and full-funding?

Accepted Answer

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.

Question 5

Is this a replacement for a real reserve study?

Accepted Answer

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.

Year	Contributions	Expenditures	End balance
Year 1	$80,000	–	$80,000
Year 2	$80,000	–	$160,000
Year 3	$80,000	–	$240,000
Year 4	$80,000	–	$320,000
Year 5	$80,000	–	$400,000
Year 6	$80,000	–	$480,000
Year 7	$80,000	–	$560,000
Year 8	$80,000	–	$640,000
Year 9	$80,000	–	$720,000
Year 10	$80,000	–	$800,000
Year 11	$80,000	–	$880,000
Year 12	$80,000	–	$960,000
Year 13	$80,000	–	$1,040,000
Year 14	$80,000	–	$1,120,000
Year 15	$80,000	–	$1,200,000
Year 16	$80,000	–	$1,280,000
Year 17	$80,000	–	$1,360,000
Year 18	$80,000	–	$1,440,000
Year 19	$80,000	–	$1,520,000
Year 20	$80,000	–	$1,600,000

Florida SIRS Reserve Study Planner

Current scenario

Association profile

Results

Reserve components (8/30)

Year-by-year projection

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Statutes referenced

Frequently asked questions