Structural Integrity
Reserve Study for
Florida Condominiums
Mandatory SIRS engineering and reserve funding analysis for condominium and cooperative associations throughout Miami-Dade and Broward County. PE-prepared reports, full Florida law compliance, and coordination with Milestone Inspections.
The Study That Determines
How Much Your Association
Must Save — By Law
A Structural Integrity Reserve Study (SIRS) is not just a financial planning tool — it is a legal mandate under Florida Statute 718.112(2)(g). It requires a licensed engineer to assess the condition and remaining useful life of eight critical structural components of your building, then calculate the exact reserve funding your association must collect each year to pay for future repairs and replacements.
Unlike a traditional reserve study, SIRS reserves cannot be waived by unit owner vote. Starting January 1, 2026, all qualifying associations must fund their SIRS reserves in full — no exceptions, no shortcuts. Board members who willfully fail to comply risk personal fiduciary liability under Florida law.
- PE-prepared visual inspection and structural condition assessment
- Remaining useful life and replacement cost analysis — all 8 components
- 25-year reserve funding plan per Florida Statute baseline funding
- DBPR reporting form completed and submitted within 45 days
- Full compliance with SB 4-D, HB 913 (2025), and FS 718.112(2)(g)
- Combined SIRS + Milestone Inspection available — cost efficient
- HB 913 conflict-of-interest disclosure requirements met
What Your SIRS Must
Cover — By Florida Law
Florida Statute 718.112(2)(g) specifies exactly which structural components must be evaluated in every SIRS. Any additional building element over $25,000 (inflation-adjusted annually by DBPR) that affects structural integrity must also be included.
Roof
Roof covering, membrane, structure, insulation, and drainage systems — condition, remaining useful life, and replacement cost estimate.
Structure
Load-bearing walls, primary structural members, columns, beams, slabs, and all primary structural systems — the core of the SIRS.
Fireproofing & Fire Protection
Passive fire protection systems — fireproofing materials, fire-rated assemblies, and fire protection components affecting structural integrity.
Plumbing
Plumbing systems serving the building — supply, drain, waste, and vent systems for common areas and building-wide infrastructure.
Electrical Systems
Common area electrical infrastructure — panels, distribution, riser systems, and electrical components serving the association.
Waterproofing & Painting
Exterior waterproofing, building envelope coatings, balcony waterproofing, and exterior painting — condition and lifecycle analysis.
Windows & Exterior Doors
Impact windows, sliding glass doors, and exterior openings serving common areas — sealing, hardware, and impact resistance condition.
Other Items Over $25,000
Any additional structural integrity component identified during the visual inspection with a replacement cost exceeding $25,000 (inflation-adjusted annually by DBPR).
Engineering Assessment +
Reserve Funding Plan
A compliant SIRS has two equally important components — the physical inspection and the financial plan. Both must be completed by a qualified professional.
Part 1 — Visual Inspection & Condition Assessment
Must be performed or verified by a Florida-licensed PE or Architect
A licensed engineer conducts an on-site visual inspection of all 8 required structural components — assessing current condition, identifying deficiencies, and estimating remaining useful life for each element.
- On-site visual examination of all required components
- Condition rating and documented findings with photos
- Estimated remaining useful life for each component
- Estimated replacement or deferred maintenance cost
- Identification of any additional items over $25,000 threshold
- PE signature and seal on the assessment report
Part 2 — Reserve Funding Plan
25-year funding schedule required — reserves cannot be waived
Based on the condition assessment, a baseline funding plan calculates the annual reserve contributions required to fund future repairs and replacements — covering a minimum 25-year horizon. These reserves are mandatory and non-waivable for budgets adopted January 1, 2025 or later.
- Baseline funding plan — minimum 25-year projection
- Annual reserve contribution schedule per component
- Current reserve fund analysis and funding gap identification
- Options: component method or pooling method
- Guidance on special assessment planning if underfunded
- DBPR-compliant reserve funding report format
What Happens When Boards
Ignore SIRS Requirements?
The Cricket Club in North Miami: $134,000 per unit special assessment. Mediterranean Village in Aventura: up to $400,000 per unit. These weren't surprises — they were the predictable result of deferred maintenance that a SIRS would have funded gradually over years.
Board Fiduciary Liability
Officers and directors who willfully and knowingly fail to complete a required SIRS may be deemed to have breached their fiduciary duty under Florida law — exposing board members to personal legal liability.
Catastrophic Special Assessments
Without a funded reserve plan, structural repairs must be funded through emergency special assessments — often tens or hundreds of thousands of dollars per unit, with little warning.
Financing & Insurance Issues
Non-SIRS-compliant buildings face increasing difficulty obtaining mortgages (Fannie Mae maintains a blocked list of ~5,000 Florida condos) and renewing property insurance coverage.
Property Value Impact
Buyers and their agents now routinely check SIRS compliance before making offers. Non-compliant buildings see reduced demand, longer days on market, and downward price pressure on unit values.
SIRS vs Traditional
Reserve Study
Many associations have existing reserve studies. Here's why a SIRS is different — and why your traditional reserve study likely doesn't satisfy the Florida law requirement.
| Feature | Traditional Reserve Study | ✦ SIRS (Florida Law Required) |
|---|---|---|
| Legal Requirement | Optional / best practice | Mandatory under FS 718.112(2)(g) |
| Scope | All capital components (pool, landscaping, etc.) | 8 specific structural & safety components |
| Who Can Perform It | Reserve specialists (non-engineers) | Florida-licensed PE or Architect must perform or verify the visual inspection |
| Reserve Waiver | Unit owners can vote to waive | Cannot be waived — mandatory funding (budgets adopted Jan 1, 2025+) |
| Funding Horizon | Varies by provider | Minimum 25-year baseline funding plan |
| DBPR Reporting | Not required | Must be reported to DBPR within 45 days of completion |
| Conflict of Interest | No specific disclosure requirement | HB 913: Engineer must disclose if intending to bid on repair work |
One Firm for Your SIRS,
Milestone, and Any Repairs
Florida-Licensed PE — Required for SIRS Visual Inspection
Florida law requires the visual inspection portion of a SIRS to be performed or verified by a licensed Professional Engineer or Architect. GCE's PE performs every visual inspection in-house — your report isn't signed by someone who wasn't there.
SIRS + Milestone — Combined, Coordinated, Cost-Efficient
Florida law allows associations whose Milestone Inspection is due by December 31, 2026 to complete both simultaneously. GCE can perform both in a single coordinated engagement — saving time, reducing cost, and ensuring the findings inform each other correctly.
If Repairs Are Needed — We Design Them Too
When your SIRS identifies structural deficiencies requiring repair, GCE can design those repairs, provide PE-stamped drawings, and guide you through the permit process — eliminating the need to hire a second engineering firm.
HB 913 Conflict-of-Interest Compliant
Under HB 913 (2025), engineers performing SIRS must disclose in writing if they intend to bid on related repair work. GCE meets all disclosure requirements — your association gets a fully transparent, legally compliant engagement.
From Site Visit to
DBPR Submission
A clear, statute-compliant process designed for condo association boards and property managers — typically completed within 30–45 days.
Proposal & Scope
We review your building details, confirm the required SIRS components, and provide a clear proposal covering both the engineering and reserve funding portions.
On-Site Visual Inspection
Our licensed PE conducts the visual inspection of all 8 required structural components — with photo documentation and condition findings.
Reserve Funding Analysis
We calculate remaining useful life, replacement costs, and develop the 25-year baseline funding plan — the financial core of your SIRS.
Report Delivery & DBPR Submission
PE-sealed SIRS report delivered to the association. We assist with DBPR reporting form submission within the required 45-day window.
Structural Integrity Reserve Study (SIRS) Services in Miami-Dade & Broward County
Ganem Consulting Engineering (GCE) provides Structural Integrity Reserve Study (SIRS) services for condominium and cooperative associations throughout South Florida in full compliance with Florida Statute 718.112(2)(g), Senate Bill 4-D (2022), and House Bill 913 (2025). Our licensed Professional Engineer performs the required visual inspection and condition assessment of all eight mandatory structural components — roof, structure, fireproofing, plumbing, electrical, waterproofing, windows/doors, and additional items over the $25,000 threshold — and prepares a complete 25-year reserve funding plan for your association.
GCE serves condominium and cooperative associations throughout Miami-Dade and Broward County — including the City of Miami, Miami Beach, Surfside, Aventura, North Miami Beach, Sunny Isles Beach, Bal Harbour, Hallandale Beach, Hollywood, Fort Lauderdale, Pembroke Pines, Miramar, Coral Springs, and Dania Beach. For associations also required to complete a Florida Milestone Inspection by December 31, 2026, GCE offers a combined SIRS and Milestone Inspection engagement — the most cost-efficient path to full compliance under Florida law.
Starting January 1, 2026, Florida condo associations must fully fund their SIRS reserves — waivers are no longer permitted for structural integrity components under budgets adopted January 1, 2025 or later. Board members who willfully fail to comply risk personal fiduciary liability. With SIRS deadlines actively in effect across Florida and engineering firms booking 3–6 months in advance, associations that have not yet completed their SIRS should act immediately.
Tell Us About Your Association
We respond within 24 business hours. For urgent deadline situations, call us directly at (786) 916-6546.
Or reach us directly · (786) 916-6546 · info@ganemce.com
