Structural Integrity Reserve Study (SIRS) Mandate
In Florida, the 2023 Structural Integrity Reserve Study (SIRS) mandate requires condominium and cooperative associations with buildings that are three or more stories high to conduct a reserve study and fund structural reserves. This law, enacted through Senate Bill 4D in 2022 and amended by Senate Bill 154 in 2023, is a direct response to the Champlain Towers South collapse.
Who must comply
The mandate applies to residential condominium and cooperative associations with buildings that are at least three habitable stories high. Commercial condominiums are exempt from the SIRS requirement.
SIRS deadlines and inspection requirements
- Initial deadline: For owner-controlled associations existing before July 1, 2022, the first SIRS must be completed by December 31, 2024.
Subsequent studies: A new SIRS must be performed at least every 10 years after the initial study. - Milestone inspection exemption: An association required to complete a Milestone Inspection by December 31, 2026, can complete the SIRS at the same time, but no later than that date.
- Visual inspection: The visual inspection portion of the SIRS must be conducted by a Florida-licensed architect or engineer. Other parts of the study can be performed by a person with equivalent qualifications, such as a reserve specialist.
Required study components
The SIRS requires a visual inspection and reserve funding schedule for specific components maintained by the association. These include roofs, structural and fire protection systems, plumbing, electrical, waterproofing, exterior painting, windows, and exterior doors that are common elements. It also includes any other item with a replacement cost over $10,000 whose failure would negatively impact the aforementioned components.
Reserve funding requirements
- The mandate includes crucial requirements for funding structural integrity reserves:
- Associations cannot waive or reduce funding for structural integrity components in any budget adopted after December 31, 2024.
- Structural integrity reserve funds cannot be used for other purposes.
- Reserve funding amounts based on the completed SIRS must be included in budgets adopted after December 31, 2024.
- Failure to complete a SIRS is considered a breach of fiduciary duty by the officers and directors.