Structural components covered (F.S. §718.112(2)(g)6)
- Roof (membrane, structure, drainage).
- Load-bearing structure (concrete, steel, foundations, columns).
- Facade waterproofing (caulking, windows, sliding doors).
- Exterior windows and doors.
- General plumbing (main drains, risers, water distribution).
- General electrical system (main service, distribution).
- Fire safety systems (sprinklers, alarms, fire escapes).
- Any other component at replacement cost ≥ $10,000 with structural impact.
The board may add components (clubhouse furniture, pool equipment) but cannot remove mandatory structural ones.
Methodology
- Evaluator: reserve specialist (typically APRA-certified) or FL-licensed engineer/architect.
- Physical visit to the building.
- For each component: remaining useful life (RUL), current replacement cost, funding method (cash flow, percent funded, full funding).
- "Full Funding" method is the standard required by F.S. §718.112(2)(f) since 2025. Calculation: (total structural cost ÷ avg RUL years) spread annually.
- Inflation built in (typically 3-5% per year for construction costs).
- Published report with component-by-component table.
Reserve fund level: crucial ratio
Compute "Percent Funded" = (current reserve balance ÷ theoretical balance recommended by SIRS) × 100%.
| % Funded | Financial health | Assessment risk |
|---|---|---|
| ≥ 100% | Excellent | Very low |
| 70-99% | Good | Low |
| 40-69% | Marginal | Moderate |
| 20-39% | Underfunded | High (assessment likely) |
| < 20% | Critical | Very high (imminent assessment) |
Industry rule of thumb: ≥ 70% = financially sound. ≤ 30% = major red flag.
Impact on condo fees
Since January 1, 2025, the board must budget 100% of SIRS-recommended contributions, regardless of unit owner sentiment.
Worked example
80-unit condo, SIRS identifies $6M structural replacements over 25 yrs → $240,000/yr reserves needed.
Per-unit cost: $3,000/yr = $250/month added to condo fees.
If fees were $600/month → become $850/month.
In buildings underfunded for 10-20 years (Surfside-style cases), catch-up can mean +$200 to +$400/month per unit or a special assessment of $10,000 to $100,000 per unit.
Questions to ask before buying
- What is the date of the latest SIRS?
- What is the current reserve fund balance?
- What is the SIRS-recommended annual contribution?
- Does the board fully (100%) honor that recommendation?
- Which SIRS components are at < 5-year RUL?
- Is any assessment voted or discussed?
- What is the unit delinquency percentage?
- What is the master policy hurricane deductible?
Formulaires officiels et pages de référence
Responsabilité du lecteur
Toujours utiliser la dernière version disponible sur le site officiel cité ci-dessous. Les seuils, taux et délais évoluent. CanadaFlorida ne se substitue pas à un professionnel licencié.
Every figure, rate, threshold, and deadline in this guide is drawn from a verifiable primary source listed at the bottom of the page. The article is updated whenever the underlying rules change, with a fresh review date stamped at the top.
Sources and references
Public sources verified as of the last review date (Florida Statutes, Florida Department of Revenue, Citizens, FEMA, DBPR).
- F.S. §718.112(2)(g) — Structural Integrity Reserve Study. leg.state.fl.us/§718.112
- F.S. §718.112(2)(f) — Mandatory full reserve funding. §718.112(2)(f)
- SB 4-D (2022) and SB 154 (2023). flsenate.gov/sb4d