What Is a SIRS, and How Does It Affect Condo Repair Budgets?
Short answer: A Structural Integrity Reserve Study (SIRS) is a study Florida requires for condominium and cooperative buildings three or more habitable stories tall. It inspects the building's key structural and life-safety components, estimates their remaining useful life and replacement cost, and sets how much the association must save in reserves to repair or replace them. It must be updated at least every 10 years.
Which buildings need a SIRS?
The SIRS requirement applies to condominium and cooperative associations with buildings three or more habitable stories in height. As with milestone inspections, ground-floor parking garages don't count as habitable stories.
What components does a SIRS cover?
After the 2025 update (HB 913), a SIRS must include at least these items:
Roof
Load-bearing walls and other primary structural members
Fireproofing and fire protection systems
Plumbing
Electrical systems
Waterproofing and exterior painting
Windows and exterior doors
Any other item with a deferred maintenance cost or replacement cost over $25,000 whose failure would negatively affect the items above
Notice that waterproofing and exterior painting are on the list. That's because they protect the concrete structure — when they fail, water reaches the rebar and structural repairs follow.
Who prepares a SIRS?
A SIRS must be performed by a licensed engineer or architect, or by a qualified reserve specialist, and includes a visual inspection of the components.
How does a SIRS affect our repair budget?
The SIRS produces a funding plan — how much the association must set aside each year so that money is available when each component reaches the end of its life. Associations generally must fund SIRS reserves as the study recommends; HB 913 added limited flexibility in how those reserves are funded, such as special assessments, lines of credit or loans with owner approval.
For boards, the practical effect is that deferring repairs is harder and more expensive than it used to be. Deteriorating concrete, failed waterproofing and aging coatings show up in the study with a cost and a timeline.
How can maintenance lower long-term costs?
Many of the most expensive SIRS items — structural concrete repair in particular — are driven by water intrusion. Regular maintenance of the items that keep water out can extend the life of the structure:
keeping balcony and walkway waterproofing membranes in good condition
replacing failed sealants and expansion joints before they leak
maintaining exterior coatings that protect stucco and concrete
repairing small spalls and cracks early, before corrosion spreads
Learn more on our Waterproofing, Exterior Painting and Concrete Restoration pages.
How is a SIRS different from a milestone inspection?
A milestone inspection evaluates the building's current structural condition and triggers required repairs when there is substantial deterioration. A SIRS is a financial planning study that makes sure the association has the money to maintain and replace key components over time. Many associations schedule them together. See our guide to Florida milestone inspections.
SIRS FAQ
How often does a SIRS have to be updated?
At least every 10 years.
Does a SIRS include waterproofing and painting?
Yes. Waterproofing and exterior painting are one of the required SIRS components.
Can a contractor prepare a SIRS?
A SIRS must be prepared by a licensed engineer or architect or a qualified reserve specialist. A contractor can provide repair pricing that helps the association plan.
Can our association skip reserve funding for SIRS items?
Florida law now sharply limits waiving or reducing reserves for SIRS components. Ask your association attorney or CPA about your options.
This article is general information, not legal or financial advice. Consult your association attorney, CPA and reserve study provider.
Need repair pricing to plan your reserves? Request a free estimate: contact us or call 954-982-8165.
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