If you manage a condo or co-op in Miami-Dade or Broward, SIRS is no longer a “coming soon” problem. The initial study deadline has already passed for most affected associations, reserve funding requirements are now in effect, and HB 913 reshaped a handful of rules that property managers thought they understood last year.
This post walks through what actually changed, what you’re responsible for in 2026, and where many buildings may be quietly slipping out of compliance.
Quick Answer: The 2026 SIRS Snapshot
For Florida condominiums and cooperatives with buildings three or more habitable stories:
- The initial SIRS was generally due by December 31, 2025. Associations with a milestone inspection due on or before December 31, 2026 may coordinate the two inspections, but the SIRS must be completed no later than December 31, 2026.
- Required structural reserves generally may not be waived or reduced for budgets adopted on or after December 31, 2024.
- The statutory cost threshold began at $25,000 and is adjusted annually for inflation, with the updated amount published by the Florida Department of Business and Professional Regulation.
- Associations may use regular assessments, special assessments, lines of credit, or loans to meet funding requirements. Certain funding methods require approval from a majority of the association’s total voting interests.
- A new SIRS must generally be completed at least once every 10 years.
If any of those items are missing from your association’s records, budget, or compliance calendar, now is the time to address them.
What SIRS Actually Is—and What It Covers
A Structural Integrity Reserve Study combines a visual inspection of specified building components with a long-term funding plan. It is narrower than a traditional reserve study because it focuses on components that affect the structural integrity and safety of the building.
Florida Statute 718.112(2)(g) identifies the following components:
| Component | Examples of What Is Evaluated |
|---|---|
| Roof | Roof membranes, flashing, drainage, and related systems |
| Load-bearing walls and primary structural members | Cracking, concrete spalling, exposed reinforcing steel, and deterioration |
| Fireproofing and fire protection systems | Fireproofing, sprinklers, standpipes, alarms, and related components |
| Plumbing | Risers, mains, pressure systems, and common plumbing infrastructure |
| Electrical systems | Panels, feeders, grounding, and common electrical infrastructure |
| Waterproofing and exterior painting | Protective coatings, sealants, membranes, and exterior finishes |
| Windows and exterior doors | Frames, glazing, attachment systems, and weatherproofing |
| Other qualifying components | Components exceeding the statutory cost threshold whose failure could negatively affect the listed structural components |
That final category can include plaza decks, balconies, expansion joints, and similar systems when their failure threatens the building’s structural components.
SIRS vs. Milestone Inspection: The Common Mix-Up
SIRS and milestone inspections are related, but they are not interchangeable. Our broader guide to Florida condo safety laws explains how both requirements fit into the state’s building-safety framework.
| SIRS | Milestone Inspection | |
|---|---|---|
| Primary statute | Florida Statute 718.112(2)(g) | Florida Statute 553.899 |
| Primary purpose | Estimate remaining useful life and reserve funding needs | Evaluate structural safety |
| General applicability | Condominium or cooperative buildings with three or more habitable stories | Generally begins at 30 years, although local authorities may require 25 years in certain coastal areas |
| Frequency | At least every 10 years | Every 10 years after the initial inspection |
| Qualified professionals | Engineer, architect, certified reserve specialist, or professional reserve analyst, subject to statutory requirements | Licensed engineer or architect |
| Can they be coordinated? | Yes, when the association’s milestone inspection is due on or before December 31, 2026, subject to the statutory deadline. | |
If your building is facing a milestone inspection, see our guide explaining what happens after a failed milestone inspection.
What HB 913 Changed for Property Managers
1. Three Habitable Stories
The law now focuses on buildings with three or more habitable stories. Parking levels and other non-habitable areas require careful review when determining whether a building is covered.
2. The Cost Threshold Changes Annually
The original statutory threshold was $25,000. Beginning in 2026, the amount is adjusted annually for inflation and published by the Florida Department of Business and Professional Regulation.
3. Associations Have Additional Funding Options
Associations may fund required reserves through regular assessments, special assessments, loans, or lines of credit. Special assessments and financing arrangements may require approval from a majority of the total voting interests.
4. Conflict Disclosures Matter
Professionals involved in preparing a SIRS must comply with applicable disclosure and conflict-of-interest requirements. Property managers should verify qualifications and disclosures before the study begins.
5. Records Must Be Preserved
Completed structural integrity reserve studies must be retained for at least 15 years. Milestone and other qualifying structural inspection reports also carry long-term record-retention requirements.
The 2026 Funding Reality
Many associations are discovering that their historical reserve contributions do not match the actual cost of maintaining major structural components.
- Required SIRS reserves generally cannot be waived or reduced.
- Non-SIRS reserve items may be treated differently under Florida law.
- Pooled reserves used for SIRS components must remain dedicated to qualifying structural components.
- Temporary pauses are permitted only under narrow statutory circumstances, including certain milestone-related repairs and specified emergency conditions.
- An association officer or director must sign the required affidavit acknowledging receipt of the completed study.
A willful and knowing failure to complete a required SIRS constitutes a breach of fiduciary duty under Florida law. Associations should have their attorney, engineer, reserve professional, and accountant confirm the requirements applying to their specific property.
Where Most Buildings Are Underprepared
Mersco works with condominium associations throughout South Florida, and many expensive structural problems begin as ordinary exterior-maintenance issues:
- Failed waterproofing systems that allow moisture into structural components
- Delayed concrete repairs that allow corrosion and spalling to spread
- Loose or deteriorated stucco systems that conceal underlying damage
- Failed expansion-joint sealants that create recurring water-intrusion paths
- Exterior painting performed without properly repairing the substrate underneath
SIRS does not create these problems. It often reveals deterioration that was already developing behind coatings, sealants, stucco, and concrete surfaces.
Practical 2026 Checklist for Property Managers
- Confirm that the completed SIRS is included in the association’s official records.
- Verify that the study was distributed to unit owners within the required timeframe.
- Confirm that the required completion statement was provided to the state division.
- Make sure the current budget follows the study’s reserve-funding recommendations.
- Track SIRS reserves separately from nonstructural reserve items.
- Obtain and preserve the required officer or director affidavit.
- Retain the completed SIRS for at least 15 years.
- Confirm that required conflict-of-interest disclosures are on file.
- Determine whether a milestone inspection is also due.
- Develop a funding strategy for any identified reserve shortfall.
- Place the next 10-year SIRS deadline on the association’s compliance calendar.
If two or more of these items are still unresolved, the association should coordinate with its legal counsel, reserve professional, engineer, and accountant promptly.
How Mersco Fits Into SIRS Compliance
We are not the professionals who prepare or certify a Structural Integrity Reserve Study. We perform the restoration and exterior-envelope work that may be recommended after the inspection.
That includes:
- Waterproofing and protective coating systems
- Structural concrete repair and restoration
- Stucco repair and application
- Expansion-joint and control-joint sealants
A reliable SIRS identifies what needs attention. Proper execution determines whether those repairs protect the building over the long term, particularly in South Florida’s coastal environment.
Frequently Asked Questions
Does SIRS apply to homeowners’ associations?
Generally, no. The statewide SIRS requirements apply to qualifying condominium and cooperative associations governed by Chapters 718 and 719 of the Florida Statutes, not ordinary homeowners’ associations governed by Chapter 720.
What happens if an association missed its SIRS deadline?
The association may be out of compliance. A willful and knowing failure to complete the required study constitutes a breach of fiduciary duty. The association should consult qualified legal counsel and commission the required study as soon as possible.
Can an older reserve study satisfy the SIRS requirement?
Usually not unless it satisfies the statutory SIRS requirements. However, a qualifying milestone inspection performed within the previous five years may be used in place of the SIRS visual inspection when it meets the applicable statutory conditions.
Who can perform a SIRS?
A SIRS may be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst, subject to the qualifications and limitations established by Florida law.
How much does a SIRS cost?
The cost varies based on the building’s size, complexity, number of components, accessibility, available records, and the professionals involved. Associations should obtain a project-specific proposal from a qualified provider.
What if a component has more than 25 years of useful life remaining?
The component may not require a replacement-cost reserve calculation in the current study, but the association may still need to account for deferred maintenance and continued inspection.
