Florida HOA reserve study requirements (2026)
SIRS every 10 years for 3+ habitable story buildings; standard reserves under § 718.112(2)(f) for others.
Quick facts
What the law actually requires
Florida's Structural Integrity Reserve Study (SIRS) requirement, codified at F.S. § 718.112(2)(g), was the legislative response to the 2021 Surfside collapse. It applies to residential condominium and cooperative buildings of three or more habitable stories and requires a separate reserve study covering eight specific structural categories: roof, load-bearing walls, floor and roof framing, plumbing, electrical, fire protection, waterproofing, and windows/exterior doors — plus any other item over $25,000 that affects those systems.
HB 913, signed into law in 2025, made three consequential changes: it extended the initial SIRS deadline from December 31, 2024 to December 31, 2025; it clarified the 'habitable stories' definition (garages, mechanical, and storage levels don't count); and it added a baseline funding plan requirement — the SIRS must now demonstrate that the reserve cash balance for the 8 structural components stays above zero throughout the entire funding period.
Two new documentation requirements landed with HB 913: licensed engineers or architects performing the SIRS must disclose in writing whether they intend to bid on repair work the study identifies, and the association's directors and officers must sign an affidavit acknowledging receipt of the completed report. Together these formalize the board's fiduciary clock on responding to the findings.
Florida HOAs that don't fall under the SIRS rule (single-family-home associations governed by Chapter 720, smaller two-story condos under Chapter 718) still face the standard condo reserve regime under F.S. § 718.112(2)(f) — which allows reserve funding to be waived by majority owner vote. SIRS reserves cannot be waived.
How Apex Reserve Studio handles Florida
Apex Reserve Studio's Florida SIRS compliance jurisdiction enforces all eight structural categories on the component list and rejects funding plans where any year's projected SIRS reserve balance falls below zero (the post-HB 913 baseline-positive requirement). The PDF builder produces the SIRS-specific disclosure section, including the licensed engineer's findings summary and the funding-period adequacy table.
Apex also handles the standard Chapter 718 reserve study for non-SIRS condos and the Chapter 720 schema for HOAs — switching jurisdictions on the Property Info form is a one-click change that re-routes the PDF builder to the right disclosure format without re-doing the engine math.
Built-in Florida compliance.
Select F.S. § 718.112(2)(g) — SIRS from the Compliance Jurisdiction dropdown and Apex's PDF builder produces the right disclosure format automatically. Engine math is identical across jurisdictions — only the deliverable changes.
Frequently asked questions — Florida
What is a Florida SIRS?
A Structural Integrity Reserve Study required by F.S. § 718.112(2)(g) for residential condominium and cooperative buildings of three or more habitable stories. It covers eight structural components plus any other item over $25,000 affecting those systems, and the resulting reserves cannot be waived by unit-owner vote.
Which Florida buildings are subject to SIRS?
Residential condominiums and cooperatives that are three or more habitable stories. HB 913 clarified the 'habitable stories' definition: floors used for living, sleeping, eating, or cooking count; garages, mechanical penthouses, and storage levels do not.
When is the SIRS deadline?
HB 913 extended the initial SIRS deadline from December 31, 2024 to December 31, 2025. As of 2026, every applicable building must have a completed SIRS on file. Subsequent updates are required at least every ten years.
Can a Florida HOA waive SIRS reserves?
No. SIRS reserves for the eight mandatory structural components cannot be waived by owner vote. For budgets adopted on or after December 31, 2024, these funds must be tracked separately and used only for the components they were designated for. (Standard condo reserves under § 718.112(2)(f) for non-SIRS buildings can still be waived.)
How much does a Florida SIRS cost?
In 2026, SIRS-specific reserve studies typically run $5,000 to $16,500+ for mid-to-large buildings, with smaller three-story properties closer to $3,000 to $6,000. The premium over a standard reserve study reflects the structural engineering scope required by the statute. See our 2026 cost breakdown for state-by-state ranges.