What Florida Condominium Associations Need to Know Now about Structural Integrity Reserve Study

FLORIDA STATUTE 718.112(2)(g) · HB 913 If your condominium association exists on a building of three or more habitable stories and you have not yet completed a Structural Integrity Reserve Study, you may already be in violation of Florida law.

The December 31, 2025 deadline under Florida Statute 718.112(2)(g), as amended by HB 913, has passed. As a licensed CAM managing condominium communities along the Gulf Coast, this is one of the most pressing compliance issues I am seeing across associations right now — and the consequences of non-compliance are serious.

Here is what the SIRS requirement is, who it applies to, and what your board should do if you have not yet completed one.

What Is a Structural Integrity Reserve Study (SIRS)?

A SIRS is a specialized reserve study that evaluates the condition of a condominium building's structural components and creates a funded reserve plan for future repairs and replacements. Unlike a standard reserve study, a SIRS focuses specifically on eight structural and life-safety categories defined in Florida law:

• Roof systems

• Load-bearing walls and primary structural members and systems

• Fire protection systems

• Plumbing

• Electrical systems

• Waterproofing and exterior painting

• Windows and exterior doors

• Any other item exceeding the inflation-adjusted DBPR threshold (currently $25,000) that affects the structural integrity of the building

• A SIRS must be performed or verified by a Florida-licensed engineer or architect, or a qualified reserve specialist holding the Reserve Specialist (RS) or Professional Reserve Analyst (PRA) designation.

Who Was Required to Comply and By When?

Existing Owner-Controlled Associations (built on or before July 1, 2022)

Initial SIRS deadline: December 31, 2025. This deadline has already passed.

If your association was required to complete a milestone inspection on or before December 31, 2026, you may coordinate the SIRS with that milestone inspection but the SIRS cannot be completed any later than December 31, 2026 under any circumstance.

New Condominiums (created after July 1, 2022)

A SIRS must be completed every 10 years from the date of the condominium's creation. Multi-building associations must complete a separate SIRS for each qualifying building. The Reserve Funding Rule Has Also Changed. No More Waivers.

The SIRS is not just a document exercise. It directly changes how your association must fund reserves going forward.

For budgets adopted on or after January 1, 2025, associations can no longer waive or reduce reserve funding for the structural components identified in the SIRS. This is a hard statutory prohibition, it cannot be overridden by a membership vote.

The reserve amounts in the annual budget must be based on the findings and recommendations of the most recent SIRS.

This funding requirement is why the SIRS matters beyond the inspection itself. Communities that have been voting to waive or reduce reserves for years are now required to fund these accounts in full and that reality is showing up in monthly assessment increases across Florida.

What Happens If Your Association Has Not Completed a SIRS?

Officers and directors who willfully and knowingly fail to complete a required SIRS may be found to have breached their fiduciary duty to unit owners.

Within 45 days of completing the SIRS, the association must electronically submit a completed SIRS Reporting Form to the DBPR Division of Condominiums through its online portal.

The SIRS report must be distributed to all unit owners within 45 days of completion and retained in official records for at least 15 years.

Prospective purchasers under contract are entitled to receive the completed SIRS or a statement that none exists.

As of July 1, 2025, all condominium associations were required to create an online account with the Division of Condominiums and submit contact details, building counts, and current assessments.

The stakes here are real, both legally and financially. The Surfside collapse in 2021 was the catalyst for this entire legislative framework, and Florida has made clear that these deadlines are not suggestions.

What Your Board Should Do Now

If your SIRS is complete: verify it has been submitted to the DBPR portal and distributed to all unit owners. Confirm your current budget reflects SIRS-based reserve funding.

If your SIRS is not complete: contact a licensed engineer, architect, or credentialed reserve specialist immediately. Document the association's efforts and consult legal counsel on your exposure.

Confirm your association has created an online account with the Division of Condominiums as required by July 1, 2025.

Review your 2026 budget to confirm SIRS reserve funding is incorporated and that no prohibited waivers have been applied.

HOA Management Specialists works with condominium associations along the Gulf Coast to navigate the SIRS process from start to finish coordinating with qualified professionals, ensuring proper DBPR reporting, and managing the reserve funding updates your budget requires. If your association needs support, reach out to us.

— Tammy Mercer, CAM, CMCA, AMS | HOA & Condominium Legislative Advocate | HOA Management Specialists, LLC | Perdido Key – Pensacola, FL