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The structural integrity reserve study (SIRS)
A SIRS is a reserve study of a condo building's structure and its main systems, completed at least every 10 years for each building three habitable stories or higher (s. 718.112(2)(g)1., F.S.). Associations that existed on or before July 1, 2022 had until December 31, 2025, or December 31, 2026 when combined with a milestone inspection (s. 718.112(2)(g)7.). DBPR's SIRS database lists a study for at least 2,659 of the 9,263 Florida condo communities with 25 or more units built or declared before 1997 (29%).
Statute text read October 5, 2026 · s. 718.112, F.S. · DBPR SIRS database pulled Oct 5, 2026
What the study covers
A SIRS is based on a visual inspection of the condominium property. At a minimum it covers the roof; the structure, including load-bearing walls and primary structural members; fireproofing and fire protection; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item whose deferred maintenance or replacement cost exceeds $25,000 (the inflation-adjusted amount DBPR posts) and whose neglect would hurt those systems (s. 718.112(2)(g)1.–2.).
For each item it states the remaining useful life and replacement cost or deferred maintenance expense, and a reserve funding plan with a recommended annual amount. The baseline plan keeps the reserve cash balance above zero (s. 718.112(2)(g)4.). An engineer, an architect, or a certified reserve specialist or professional reserve analyst must perform or verify it (s. 718.112(2)(g)3.).
Buildings under three stories, one- to four-family dwellings of three or fewer habitable stories, parts not submitted to the condominium form and parts maintained by someone other than the association are exempt (s. 718.112(2)(g)5.).
The dates
- December 31, 2025: existing, owner-controlled associations (s. 718.112(2)(g)7.).
- December 31, 2026: the latest date, allowed when the association must have a milestone inspection on or before December 31, 2026 and does the two together (s. 718.112(2)(g)7.).
- Within 45 days of receiving a study: copy or notice to every unit owner (s. 718.112(2)(g)11.) and a statement to DBPR (s. 718.112(2)(g)12.).
- Milestone inspection within the past 5 years can stand in for the visual inspection part (s. 718.112(2)(g)8.). After a milestone inspection an association may delay the SIRS for up to 2 consecutive budget years (s. 718.112(2)(g)9.).
- Officers and directors who willfully and knowingly don't complete the study breach their fiduciary duty to owners, and an officer or director signs an affidavit acknowledging receipt of the study (s. 718.112(2)(g)10.).
Who has filed, from DBPR's database
DBPR publishes complete submissions in two lists: studies submitted before July 2025, which show the completion date, floors and construction year the association reported, and those submitted from July 2025 on, which show only that a submission exists. We match both to the state's condo registry by project license, name and address.
Across Florida, DBPR's database lists a study for at least 2,659 of 9,263 communities with 25 or more units built or declared before 1997 (29%). Filing rates by county and city. The count is a floor: our match is by name and address, a renamed association can be missed, and a building under three habitable stories needs no SIRS. A missing filing isn't proof a study wasn't done.
Find any building's status on its page, from your county, or check DBPR's own SIRS reporting page.
Questions
When is a SIRS due?
For associations that existed on or before July 1, 2022 and are controlled by unit owners, by December 31, 2025. An association that must have a milestone inspection on or before December 31, 2026 may complete the SIRS together with it, and in no event may the SIRS be completed after December 31, 2026 (s. 718.112(2)(g)7., F.S.).
How often is a SIRS redone?
At least every 10 years after the condominium's creation, for each building three habitable stories or higher (s. 718.112(2)(g)1., F.S.).
Where is the SIRS filed?
Within 45 days of receiving the study, the association gives DBPR a statement that it was completed and provided to owners (s. 718.112(2)(g)12., F.S.). DBPR publishes complete submissions in its SIRS reporting database.
Related: milestone inspections, HB 913, cost. Not legal advice.