Structural IntegrityReserve Study
Florida law requires condominium and cooperative associations to maintain adequate reserves for structural repairs. Our SIRS ensures compliance with SB-4D and protects your building's future.
What is a SIRS?
A Structural Integrity Reserve Study (SIRS) is a specialized reserve study mandated by Florida Senate Bill 4-D for condominium and cooperative buildings that are three stories or taller.
Unlike traditional reserve studies that focus primarily on budgeting, a SIRS requires a visual inspection by a licensed engineer or architect who evaluates the condition and remaining useful life of critical building components.
The findings directly impact reserve funding requirements. As of December 31, 2024, associations can no longer waive or partially fund reserves for components identified in a SIRS.
Key Compliance Dates
Important: Reserve funds for SIRS components can only be used for their designated purposes. No more pooling or borrowing from structural reserves.
Required SIRS Components
Florida Statute 718.112 requires evaluation of these specific building components in every Structural Integrity Reserve Study.
Roof Systems
Roofing materials, drainage, insulation, and structural support
Structure & Elements
Load-bearing walls, columns, beams, foundations, and framing
Fire Protection
Fireproofing materials, sprinkler systems, fire alarms
Plumbing Systems
Supply lines, drainage, water heaters, and fixtures
Electrical Systems
Main service, panels, wiring, and emergency systems
Waterproofing
Exterior painting, sealants, and moisture barriers
Windows
Window frames, glazing, seals, and impact protection
$10K+ Items
Any item over $10,000 affecting primary components
Our SIRS Deliverables
A comprehensive report that meets all SB-4D requirements and provides actionable guidance for your association.
Visual Inspection Report
- On-site inspection by licensed PE
- Assessment of all 8 component categories
- Photo documentation of conditions
- Identification of deterioration
- Remaining useful life estimates
Financial Analysis
- Current reserve fund assessment
- Future repair cost projections
- Recommended funding schedule
- 30-year reserve projection
- Annual contribution calculations
Compliance Documentation
- PE-sealed certification
- SB-4D compliance statement
- Board presentation materials
- Owner disclosure documents
- Building department copies
SIRS vs. Traditional Reserve Study
Understanding the key differences between a SIRS and a traditional reserve study.
SIRS (New Requirement)
- Licensed PE or Architect required
- Visual inspection mandatory
- Specific 8 components defined by law
- No reserve waivers allowed
- Funds are restricted to designated use
- 10-year update cycle
- Required for 3+ story buildings
Traditional Reserve Study
- Can be prepared by various professionals
- Visual inspection optional
- Components vary by preparer
- Reserves could be waived by vote
- Funds could be pooled or borrowed
- No mandatory update schedule
- Not specifically required by state law
Combined Milestone + SIRS
Save time and money by combining your milestone inspection with your SIRS. Our licensed engineers can perform both assessments in a single site visit, providing integrated findings and recommendations.
- Single site visit for both inspections
- Coordinated findings and recommendations
- Bundled pricing discount
- One point of contact
- Streamlined board communication
When you bundle milestone inspection with SIRS
Frequently Asked Questions
What is a Structural Integrity Reserve Study (SIRS)?
A SIRS is a study required under Florida SB-4D that identifies and estimates the remaining useful life and repair costs for 8 specific structural components of a condo or co-op building. It must be performed by a licensed structural engineer or architect and is used by the association to fund reserves for future repairs.
Who is required to have a SIRS in Florida?
Any condominium or cooperative association in Florida with a building that is 3 stories or taller must have a SIRS completed. The initial deadline was December 31, 2024. After that, SIRS must be updated every 10 years.
How much does a SIRS cost in Miami?
SIRS costs in Miami and South Florida typically range from $3,500 to $12,000 depending on the size and complexity of the building. Buildings that combine a milestone inspection with a SIRS in a single visit can often reduce costs by 20–30%.
What are the 8 components covered by a SIRS?
The 8 SIRS components defined by Florida law are: (1) roof, (2) load-bearing walls and primary structural members, (3) floor and ceiling, (4) foundation, (5) fireproofing and fire protection, (6) plumbing, (7) electrical systems, and (8) waterproofing and exterior painting.
Can a SIRS be done at the same time as a milestone inspection?
Yes. AGEngineering PE can perform both a milestone inspection and SIRS in a single site visit, which saves time and reduces total cost. Both deliverables are provided as sealed engineering reports meeting all SB-4D requirements.
Get Your SIRS Completed
Ensure your association meets SB-4D requirements. Our licensed engineers provide comprehensive SIRS reports that satisfy all Florida statutory requirements.