What Is SIRS (Structural Integrity Reserve Study)?

Short answer

A structural integrity reserve study (SIRS) is the engineering-based reserve study Florida requires for residential condo buildings three habitable stories or taller, at least every 10 years, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and other items whose repair cost exceeds $25,000 (Florida Statutes 718.112(2)(g), as of October 2026). Unit owners can no longer vote to waive or reduce reserves for these items, which is why many Miami HOA dues jumped.

Definition

The SIRS identifies the structural components of a condo building, estimates their remaining useful life and replacement cost, and sets the reserve funding the association must collect. It pairs with the milestone inspection under Florida's post-Surfside condo safety law.

Worked example

A 150-unit building in Hallandale Beach. The SIRS estimates a roof replacement at $900,000 in 8 years, concrete and waterproofing at $1,500,000 in 10 years, and plumbing risers at $600,000 in 12 years. Simplified annual reserve need: $900,000 / 8 = $112,500, plus $1,500,000 / 10 = $150,000, plus $600,000 / 12 = $50,000, for $312,500 a year. Divided by 150 units that is $2,083 per unit per year, or about $174 per month added to each owner's dues, before any catch-up for years when reserves were waived. Lenders then compare the funded reserves with the SIRS plan.

What the SIRS must cover

Per Florida Statutes 718.112(2)(g) (as of October 2026):

• Roof; load-bearing walls and 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 or replacement cost over $25,000 (inflation-adjusted by the state) whose failure would affect the items above.
• Buildings under three stories are exempt. Associations that existed on July 1, 2022 had to complete a SIRS by December 31, 2025, with a limited extension to December 31, 2026 for buildings tied to a 2026 milestone inspection.

Why lenders care

The condo questionnaire now asks whether the SIRS is done and whether reserves are funded per the study. A missing SIRS or a large gap between required and actual reserves can make the building non-warrantable. It also predicts future dues and assessments, which affects your payment and the unit's value.

In South Florida

For decades many South Florida associations voted to waive reserves to keep dues low. SIRS ended that for structural items, and the result has been higher monthly dues and, in buildings that had deferred work, large special assessments. For a buyer that affects two things: the HOA figure in your DTI, and the lender's view of the building. Ask for the SIRS, the current reserve balance and the budget before you make an offer. Buildings with a completed SIRS and funded reserves are easier to finance and easier to resell.