A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium's creation, for each building on the condominium property that is three habitable stories or higher as determined by the Florida Building Code. That is s. 718.112(2)(g)1.

Residential cooperatives are covered too, under s. 719.106(1)(k), with the same three-habitable-story test. Boards regularly assume co-ops are outside this. They are not.

The requirement applies per building, not per association. A community with one qualifying building and four that do not qualify needs a study for the one.

Exempt: buildings under three stories; single-family through four-family dwellings with three or fewer habitable stories above ground; any portion of a building not submitted to the condominium form of ownership; and any portion maintained by someone other than the association.

Eight categories, listed at s. 718.112(2)(g)1.a.–h.: the roof; the structure, including load-bearing walls and other primary structural members and systems as defined in s. 627.706; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and a catch-all for any other item whose deferred maintenance or replacement cost exceeds $25,000 (adjusted annually for inflation by the Division) where failing to maintain it would negatively affect the other seven.

Floor and foundation are no longer separate line items. They were in the original 2022 list and were removed by SB 154 in 2023, which also expanded "windows" to "windows and exterior doors" and rewrote the structural category. A study that still itemises floor and foundation as required components was built from a 2022 template.

For each item the study must state the estimated remaining useful life and the estimated replacement cost or deferred maintenance expense, and it must produce a reserve funding plan that gets you to that cost by the end of that life.

Since July 1, 2025, the entire study — including the visual inspection — must be performed or verified by an engineer licensed under Chapter 471, an architect licensed under Chapter 481, or a person certified as a Reserve Specialist by the Community Associations Institute or a Professional Reserve Analyst by the Association of Professional Reserve Analysts.

This is the single most commonly mis-stated point in the field. Between 2023 and mid-2025 the statute allowed "any person qualified" to do the study while restricting only the visual inspection to those categories. HB 913 closed that. The practical effect runs both ways: a general bookkeeper can no longer produce the study, and a certified RS or PRA can now perform the whole thing, visual inspection included, without an engineer or architect.

The same conflict-of-interest rules apply here as for milestone inspections. A design professional or contractor bidding on the study must disclose in writing any intent to bid on the resulting maintenance or repair work, and an undisclosed interest makes the contract voidable on the association's written notice.

Not for the SIRS items. For any budget adopted on or after December 31, 2024, the members of a unit-owner-controlled association required to obtain a SIRS may not vote to provide no reserves or reduced reserves for the components listed in paragraph (g). The reserve amount for those items must be based on the findings of your most recent study.

Members may still waive or reduce reserves for non-SIRS items — pavement resurfacing, amenity replacement, and the like.

There is also a narrow multicondominium exception where an alternative funding method has been approved by the Division, and reserves may be waived following a vote to terminate the condominium under s. 718.117.

Separately, you may not vote to spend SIRS reserve funds, or interest on them, on anything other than the replacement or deferred maintenance of the paragraph (g) components. And pooled reserves for those components may only be pooled with other paragraph (g) components.

More than there was, as of the 2025 session. Three provisions are worth knowing.

You can borrow. Reserves for SIRS items may be funded by regular assessments, special assessments, lines of credit, or loans. A special assessment, line of credit, or loan requires a majority vote of the total voting interests. A loan taken for this purpose must be sufficient to fund the cumulative amount of any previously waived or unfunded reserve contributions, and the funds must be immediately available to the board without further member approval.

You can pause after a milestone inspection. For budgets adopted on or before December 31, 2028, an association that completed a milestone inspection within the previous two calendar years may, with majority approval of the total voting interests, temporarily pause or reduce reserve contributions for up to two consecutive annual budgets in order to fund the repairs the milestone recommended. You must have a new SIRS performed before contributions resume.

You can pause if the building is uninhabitable. If the local building official determines the entire building is uninhabitable because of a natural emergency, the board may pause or reduce contributions with no member vote until the building is deemed habitable again.

None of these apply to developer-controlled associations, associations where non-developer owners have had control for less than a year, or associations controlled by bulk assignees or bulk buyers.

Section 718.112(2)(g)10. is explicit: if the officers or directors willfully and knowingly fail to complete a structural integrity reserve study, that failure is a breach of the officer's or director's fiduciary relationship to the unit owners under s. 718.111(1). An officer or director must also sign an affidavit acknowledging receipt of the completed study.

Note the standard — willfully and knowingly. A board that engaged a qualified professional and got caught in a scheduling backlog is in a different position from one that voted to ignore the requirement, and the minutes will show which.

Beyond that: the Division has enforcement jurisdiction under s. 718.501, with authority reaching cease-and-desist orders, receivership, restitution, civil penalties, and removal of officers and directors. And every resale contract becomes a disclosure event — under s. 718.503 the seller must provide the most recent study or a statement that the association has not completed one.

Since 2025 the study must include, at minimum, a recommended reserve funding schedule based on a baseline funding plan — one where reserve funding in each budget year is sufficient to keep the reserve cash balance above zero.

Yes. A milestone inspection under s. 553.899, or an inspection under a similar local requirement, performed within the past five years and meeting the paragraph's requirements, may be used in place of the visual inspection portion of the study. It does not replace the study.

It is the floor for the catch-all eighth component: any other item whose deferred maintenance or replacement cost exceeds $25,000 and whose failure would negatively affect the seven named categories. The figure was raised from $10,000 in 2025 and is adjusted annually for inflation — the Division posts the current amount each February. Check the Division's posted figure rather than assuming $25,000 flat.

Not yet. The Division is directed by statute to adopt a SIRS form by rule, in coordination with the Florida Building Commission, and a task force has been working on it. Until that rule is adopted there is no mandated study format. Do not confuse this with the SIRS Reporting Form, which does exist and is how you file the 45-day completion statement.

Fifteen years. The study is an official record under s. 718.111(12)(a)11.d. with a 15-year retention period, and condominium associations with 25 or more units must post the most recent study on the association website or app.

Directly. Under s. 718.503, a resale seller must provide the association's most recent study or a statement that the association has not completed one, and developer sales require the study or a conspicuous statement of non-completion. Any special assessment, line of credit, or loan taken to fund reserves must also be disclosed to prospective purchasers and in the annual financial statement.