STRUCTURAL INTEGRITY RESERVE STUDY (SIRS)

• Structural Integrity Reserve Study

• SIRS Florida

• Florida condo SIRS requirements

• Condominium reserve study Florida

• SIRS compliance for condo boards

• Florida condo law structural integrity

• Condo association reserve study

• Understanding and Implementing the Structural Integrity Reserve Study (SIRS) for Florida Condo Boards

The Importance of SIRS Compliance

Florida condo boards are now legally required to complete a Structural Integrity Reserve Study (SIRS). Beyond meeting regulatory requirements, a SIRS is essential for effective planning, safeguarding residents, and preserving the long-term value of your property. Proactive planning through a SIRS is key to keeping your community safe, stable, and financially secure.

Legal Obligations and Accountability

In Florida, Structural Integrity Reserve Studies (SIRS) are mandatory; condo boards must ensure that reserve funds set aside for SIRS items are used solely for their intended purposes. Recent legislative updates have increased accountability, making board members and officers personally responsible for fulfilling these obligations.

Why SIRS Matters for Condo Boards

A SIRS report is not just a compliance measure—it is a vital tool for protecting your building, your residents, and your peace of mind. Without a long-term maintenance plan, minor issues can escalate into safety hazards, budget shortfalls, and costly emergency repairs.

·      A clear understanding of your property’s critical structural needs

·      A financial roadmap for responsible reserve funding

·      Early identification of potential problems before they become crises

·      Confidence in meeting both legal and ethical responsibilities

A detailed SIRS provides the foresight needed for informed decision-making, ensuring compliance with Florida law, maintaining financial stability, and preserving your property’s value for years to come. Prioritizing structural integrity protects residents, your investment, and your reputation for responsible leadership.

Fiduciary Duty and Legal Consequences

Failing to commission or maintain the required reports—especially if done willfully—is considered a breach of fiduciary duty and may result in personal liability. These legal changes make it clear: maintaining your community’s structural integrity and financial preparedness is not just good governance; it is a legal mandate.

What Is a Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study (SIRS) is designed to ensure the long-term safety and stability of your building. The study evaluates critical components such as concrete structures, roofs, balconies, and electrical systems, determining their current condition and forecasting when repairs or replacements will be necessary.

Proper execution of a SIRS enables condo boards to plan effectively, communicate transparently with owners, and avoid emergency repairs. With reliable data and financial projections, boards can make informed decisions that protect property integrity and foster trust among residents.

The SIRS is more than a regulatory requirement—it is a blueprint for responsible community leadership. The study also offers a clear financial roadmap, detailing the reserves needed to keep your property well-maintained and compliant with Florida’s SIRS Statute 718.112(2)(g).

Born out of lessons learned from the Surfside condominium tragedy, SIRS requirements are now a cornerstone of responsible property ownership in Florida.

Florida SIRS report process

• Structural inspection and reserve funding

• Condo board responsibilities Florida

• Engineering reserve study for condos

• SIRS engineer evaluation

• Florida condominium safety regulations

• Reserve fund planning and forecasting

• Building maintenance and structural health

• Structural integrity study steps

• Condo board financial planning

  
  

Why Every Condo Board Needs a SIRS Report

·      Stay compliant with Florida’s condominium laws

·      Anticipate structural repairs before they become emergencies

·      Protect residents and preserve property value

·      Maintain financial transparency and long-term stability

Without an up-to-date SIRS, delays in maintenance—even minor ones—can lead to significant safety risks and unexpected financial assessments. A comprehensive reserve study prepares your community to be proactive and protected.

Strengthening Board Leadership Through SIRS

·      A clear understanding of your property’s physical condition

·      Realistic cost projections for future maintenance

·      A transparent roadmap for reserve funding decisions

This level of planning and foresight positions your board as a responsible and trustworthy steward of the community’s financial and physical well-being.

How Our SIRS Process Works

At RAS, we follow a clear, proven process to deliver a transparent, reliable, and actionable Structural Integrity Reserve Study (SIRS).

Each step is designed to give your condo board complete confidence in your property’s long-term safety and financial planning.

1. Initial Analysis

We start by reviewing existing building documentation, including original construction plans, maintenance logs and Reserves on-hand provided by management along with prior inspection reports, current warranties, and last replacement Contracts if any. This foundation helps our team understand your property’s history and identify potential areas requiring closer evaluation.

2. On-Site Evaluation

Next, our licensed engineers perform a thorough, hands-on inspection of your property’s critical structural and functional systems. We assess visible and accessible areas, identify emerging concerns, and document any conditions that may impact safety or longevity.

3. Condition Assessment

Based on our findings, we evaluate the remaining service life of key components such as roofing, concrete, waterproofing, and mechanical systems. We prioritize any urgent repairs and estimate realistic timelines for maintenance and replacement.

PHASE 1: STRUCTURAL INTEGRITY RESERVE INSPECTION:

The visual inspection report signed and sealed by a licensed engineer wil state the estimated remaining useful life, and the estimated replacement cost of any item with a deferred maintenance or replacement cost that exceeds $25,000.

The report will include the folowing:

• Roofs
• Load bearing walls
• Primary structural members as defined in s.627.706.
• Floors
• Foundations
• Fireproofing & fire protection systems
• Plumbing
• Electrical systems
• Waterproofing & exterior painting
• Windows and exterior doors
• Ancillary structures such as swimming pools, pool/plaza deck, seawall and parking garage

PHASE 2: STRUCTURAL INTEGRITY RESERVE STUDY:

Financial Forecasting

We then translate the engineering insights into a detailed funding plan. This step projects the future costs of repairs and replacements, creating a clear financial roadmap that helps your board plan budgets confidently and avoid surprise expenses.

Comprehensive Reporting

Finally, we compile all findings into a clear, easy-to-read report. Each SIRS includes actionable recommendations and next steps, empowering condo boards, property managers, and owners to make informed, forward-thinking decisions for their community reserve study to allocate funds cash flow based on the licensed engineer inspection report can be done by others.

If a client requires RAS Engineering to produce it, will calculate the required funds based on the remaining life stated in the report and linear distributed on a 10-years horizon, disclosing the cost per unit owner.

After Reserves Study is complete, the property manager will be instrumental to manage the funds. Here are some of the largest condominium property management companies operating in South Florida:

FirstService Residential

• Overview: FirstService Residential is one of the largest property management companies in North America, managing thousands of condominium and homeowners’ associations, particularly in South Florida.

• Specialty: They specialize in managing high-rise condominiums and large residential communities, providing full-service management including maintenance, financial oversight, and administrative support.

• Reputation: They are well-established in Miami, Fort Lauderdale, and across Florida.

KW Property Management & Consulting

• Overview: KW is a leading full-service property management firm headquartered in Miami, managing more than 100,000 residential units across Florida.

• Specialty: They are known for managing luxury high-rise condominiums and master-planned communities, offering services like compliance management, accounting, and maintenance.

• Reputation: KW is frequently cited as one of the largest and most respected condominium management companies in South Florida.

Castle Group

• Overview: Castle Group is another major player in South Florida’s property management industry. With a focus on serving homeowners’ and condominium associations, they manage several prominent condo communities in the region.

• Specialty: They offer a comprehensive suite of services, including property management, financial oversight, and maintenance solutions for large condominium complexes.

• Reputation: Castle Group is well-regarded for its technology-driven management solutions and customer service.

Seacrest Services

• Overview: Based in South Florida, Seacrest Services provides property management to condominiums and HOAs, offering services that include maintenance, landscaping, and financial management.

• Specialty: They have a strong focus on condominium associations, particularly in Palm Beach and Broward counties .

Associa

• Overview: Associa is a national property management firm with a strong presence in Florida. They manage numerous condominium associations throughout the state.

• Specialty: Their services include maintenance, financial services, legal compliance, and day-to-day property operations for large residential communities, including condominiums.

• Reputation: Associa is known for its robust infrastructure and wide reach in managing condominium and HOA communities.

These companies were short listed from AI and RAS doesn’t recommend any specific company. We reccomend to the stakeholders do the due diligence on the selection of a management company and specically the licensed Propery Manager LCAM proposed.