What Is a SIRS Report?

A Structural Integrity Reserve Study (SIRS) is a Florida-mandated inspection of a condominium building's structural and life-safety components. It calculates remaining useful life and sets the minimum reserve funding the association must collect for those components. SIRS is required by Fla. Stat. §718.112(2)(g) for condo and cooperative buildings three or more habitable stories tall, and must be completed at least every 10 years.

SIRS was created by Florida Senate Bill 4D in 2022, the legislative response to the June 2021 Champlain Towers South collapse in Surfside that killed 98 people. The law works in tandem with the milestone-inspection requirement at Fla. Stat. §553.899 to force aging Florida condos to confront structural and reserve obligations they could previously waive.

What a SIRS Inspects

Eight categories: roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, plus any other deferred-maintenance item over $25,000.

Per Fla. Stat. §718.112(2)(g)1, a SIRS must include a visual inspection of:

1. Roof
2. Structure, including load-bearing walls and primary structural members
3. Fireproofing and fire-protection systems
4. Plumbing
5. Electrical systems
6. Waterproofing and exterior painting
7. Windows and exterior doors
8. Any other item with a deferred-maintenance expense or replacement cost over $25,000 that would, if not maintained, negatively affect any of the items above

Balconies, balustrades, and exterior coatings are not separate enumerated items in the statute. They are typically captured under "Structure" (load-bearing) and "Waterproofing and exterior painting." HB 913 (2025) raised the catch-all threshold from $10,000 to $25,000.

Who Has to Get One, and By When

Condo and cooperative buildings three or more habitable stories tall. First SIRS deadline December 31, 2025 (extended from December 31, 2024 by HB 913).

• Trigger. Three or more habitable stories. HB 913 added the "habitable" qualifier, so a three-story building with ground-floor parking and two residential floors above is generally not covered.
• Cadence. At least every 10 years.
• First-SIRS deadline. December 31, 2025 for existing unit-owner-controlled associations (extended from Dec 31, 2024 by HB 913).
• Concurrent-with-milestone deadline. December 31, 2026 if paired with the §553.899 milestone inspection.
• Who can perform it. A Florida-licensed engineer, architect, or person certified as a reserve specialist.
• Typical cost. Roughly $5,500 to $16,500 for a mid-size building, per FPAT's 2026 cost survey.

The HB 913 (2025) Changes

HB 913, effective July 1, 2025, extended the first-SIRS deadline by one year, raised the catch-all threshold to $25,000, and allowed loans, lines of credit, or special assessments as alternatives to upfront cash reserves.

HB 913 was signed by Governor DeSantis in late June 2025 and took effect July 1, 2025. It did not weaken the structural-safety requirements. Instead, it added flexibility for boards facing immediate cash-flow pressure:

• Deadline extension. First-SIRS due date pushed from Dec 31, 2024 to Dec 31, 2025.
• Concurrent-milestone option. Associations pairing SIRS with a §553.899 milestone inspection have until Dec 31, 2026.
• Threshold raised. The catch-all reserve item threshold went from $10,000 to $25,000.
• Habitable-story clarification. Buildings with non-habitable ground floors (e.g., parking) generally fall outside the 3-story trigger.
• Alternative funding. Boards may use special assessments, loans, or lines of credit (with majority owner approval) instead of fully prefunding reserves.
• Two-year funding pause. Permitted after milestone-identified repairs, by majority vote, if the budget is adopted on or before Dec 31, 2028.

Why It Matters When Buying

A non-compliant building risks losing Citizens Insurance eligibility and Fannie Mae / Freddie Mac warrantability. Both shrink the buyer pool and push prices down.

For Florida condo buyers, the SIRS report is the single most important document. It tells you whether the building has confronted its structural reality and whether the reserves match the required scope of work. In our analysis of 38 Florida SIRS reports covering 1,993 units (2023-2025), 26.9% of buildings were below 30% funded, the funding tier industry analysts call Weak. The Cricket Club in North Miami, a 217-unit building with no reserves until 2024, was assessed roughly $134,000 per unit once SIRS-driven funding requirements forced the math. The cost of a building skipping or failing SIRS is borne by the next owner.

For the wider context see our long-form SIRS guide and the milestone-inspection companion.