Every condo board we talk to has heard the acronym "SIRS" at some point in the last couple of years. Fewer boards have had someone walk them through what it actually changes in the budget they vote on every fall — which is the part that affects the books, not just the engineering report.
What the rule covers
Under §718.112(2)(g), Florida Statutes, condominium buildings that are three or more stories tall — in associations that existed on or before July 1, 2022 and are controlled by unit owners — are required to complete a Structural Integrity Reserve Study (SIRS). The study covers the structural and life-safety components of the building: roof, load-bearing walls and primary structure, fireproofing and fire protection systems, plumbing, electrical, waterproofing, exterior painting, and pavement.
The first SIRS was due by December 31, 2025 for most existing associations, with associations syncing it to a required milestone inspection given until December 31, 2026. After the first study, a new SIRS is required at least every 10 years.
What actually changed for budgets
The part that catches boards off guard isn't the study itself — it's the funding rule attached to it. For budgets adopted after December 31, 2024, associations can no longer vote to waive or reduce reserve funding for the components a SIRS covers. That means, practically, that reserve contributions for those line items have to reflect what the study calls for, in full, starting with the 2026 budget cycle.
This is a meaningful shift from how a lot of associations have historically budgeted reserves — as a line the board could adjust up or down based on what felt affordable that year. For SIRS components, that flexibility is gone.
What this means for your reserve accounting
A few practical things follow from the funding requirement:
- SIRS reserves need to be tracked separately from general operating reserves and from non-SIRS reserve components, so the board can see at a glance whether each required component is funded at the level the study calls for.
- The budget has to reconcile to the study. If the SIRS was updated or a component's estimated cost changed, the reserve schedule in your accounting needs to be updated to match — not just the engineering report on file.
- Monthly financials should show the detail, not just a single combined reserve balance. A board that only sees one reserve number can't easily confirm whether SIRS components specifically are funded as required.
A quick self-check for your board
If you're not sure where your association stands, these four questions are a reasonable starting point:
- Do you have a current SIRS on file, and do you know when the next one is due?
- Does your adopted budget reflect full funding for every component the study identifies — not a reduced or waived amount?
- Can you see SIRS-covered reserve balances broken out separately in your monthly financial package, apart from general reserves?
- Has your reserve schedule been updated to match the most recent study, including any revised cost estimates?
If the answer to any of those is "we're not sure," that's worth a conversation with both your engineer and whoever handles your books — the study sets the requirement, but the accounting is what keeps the board able to prove it's being met.
Frequently asked questions
What is Florida's SIRS requirement?
Under §718.112(2)(g), Florida Statutes, condominium buildings three or more stories tall — in associations that existed on or before July 1, 2022 and are controlled by unit owners — must complete a Structural Integrity Reserve Study (SIRS). It covers the structural and life-safety components: roof, load-bearing walls and primary structure, fireproofing and fire protection systems, plumbing, electrical, waterproofing, exterior painting, and pavement.
When was the first SIRS due, and how often does it repeat?
The first SIRS was due by December 31, 2025 for most existing associations, with associations syncing it to a required milestone inspection given until December 31, 2026. After the first study, a new SIRS is required at least every 10 years.
Can a condo association still waive or reduce SIRS reserve funding?
No. For budgets adopted after December 31, 2024, associations can no longer vote to waive or reduce reserve funding for the components a SIRS covers — contributions have to reflect what the study calls for, in full, starting with the 2026 budget cycle.
How should SIRS reserves be tracked in the association's accounting?
Separately from general operating reserves and non-SIRS reserve components, reconciled to the current study (including any revised cost estimates), and broken out in the monthly financial package rather than folded into one combined reserve balance.
Want a second set of eyes on your reserve schedule?
We can take a look at how your SIRS components are currently tracked in your financials and flag anything that doesn't reconcile — no obligation.
This article is for general educational purposes and reflects our understanding of §718.112(2)(g), Florida Statutes, as of the publish date above. It is not legal advice. Statutory requirements and deadlines can change, and how they apply to a specific building can vary — confirm the details with your association's legal counsel and licensed SIRS provider.