Florida SIRS, explained

Who has to do one

F.S. § 718.112(2)(g) and § 719.106(1)(k) require residential condominium and cooperative associations of three or more habitable stories to commission a SIRS at least every ten years. HOAs governed by Chapter 720 are not subject to SIRS — the mandate is a Chapter 718/719 instrument. (Mixed-use buildings that contain residential condo units do fall in scope; the floor count is the load-bearing test, not whether all units are residential.)

What components are in scope

F.S. § 718.103(26) defines the in-scope items: roof; load-bearing walls or other primary structural members; floor; foundation; fireproofing and fire-protection systems; plumbing; electrical; waterproofing and exterior painting; windows and exterior doors; and any other item identified by the licensed reserve specialist with a deferred maintenance expense or replacement cost over $10,000.

Non-structural items (paving, elevators, pools, interior painting) can stay in your regular reserve study but don't have to be in the SIRS. Practically, most boards keep one unified reserve study that flags the SIRS-scope subset; that's the cleaner audit trail.

The membership waiver is gone for SIRS components

Before SB 4-D, a unit-owner majority could vote each year to waive or reduce reserve funding. SB 4-D removed that right for SIRS-scope structural items. Non-structural reserves can still be waived by membership vote, but the SIRS contributions are mandatory and non-waivable.

Director liability for non-compliance

Directors who knowingly fail to fund the SIRS or commission the study can face personal liability. This is the operational reason most Florida condos that didn't already have a current reserve study did one between 2022 and 2025 — the statute's enforcement teeth are sharp.

Use the planner before you hire a specialist

Our SIRS Reserve Study Planner models the math under the statute so your board can stress-test contribution levels, inflation assumptions, and funding methods before you commission the formal study. It is not a replacement for a licensed reserve specialist; it's the worksheet most boards wish they had walking into the engagement.