Florida's SIRS deadline has already passed for most condo associations. The initial Structural Integrity Reserve Study was due December 31, 2025 for owner-controlled associations existing before July 1, 2022, with a conditional extension to December 31, 2026 only for buildings whose milestone inspection falls due that same year. If your association missed the 2025 deadline or is unsure which timeline applies, here's where things actually stand as of August 2026.
Overview
Most Florida condo associations were required to complete their first SIRS by December 31, 2025. Only associations coordinating the study with a milestone inspection due by December 31, 2026 get the later deadline. Reserve waivers for structural components are no longer allowed on budgets adopted since January 1, 2025, meaning associations now must fully fund the repairs their SIRS identifies.
What the SIRS Deadline Actually Is Right Now
Florida's Structural Integrity Reserve Study requirement, created after the 2021 Champlain Towers South collapse, has moved through several deadline extensions. The original December 31, 2024 deadline was pushed to December 31, 2025 for most owner-controlled associations. A narrower extension applies only to associations whose milestone inspection is due on or before December 31, 2026: those buildings can complete their SIRS at the same time as that inspection, with the study due by that same date (Fla. Stat. §718.112(2)(g)). If your building doesn't have a milestone inspection due this year, the 2025 deadline already applied to you.
Reserve Waivers Are Gone
Before these reforms, condo owners could vote to waive or reduce reserve contributions, including for structural components. That option no longer exists. For any budget adopted on or after December 31, 2024, associations subject to SIRS requirements must fully fund reserves for the structural components the study identifies, no owner vote can reduce or skip that funding. This is the single biggest source of special assessments and dues increases hitting Miami condo owners right now, since associations that deferred maintenance for years are now required to catch up all at once.
What a SIRS Actually Covers
A SIRS combines a visual condition inspection with a 30-year funding plan for eight specific structural components: roof, load-bearing structural systems, fire protection, plumbing, electrical, waterproofing, windows and exterior doors, and any other item over $25,675 (the 2026 inflation-adjusted threshold) that affects those systems. It must be performed by a licensed engineer, architect, or certified reserve specialist, and must be redone at least every 10 years. We cover the full requirements in our guide to Structural Integrity Reserve Studies for Miami condos.
How This Connects to 2026's Financing Rules
SIRS compliance now matters beyond state law. Fannie Mae and Freddie Mac eliminated their fast-track condo loan review process in August 2026, and reserve requirements for conventional financing are climbing from 10% to 15% of budget starting January 2027. A building that's already SIRS-compliant with fully funded reserves is in a much stronger position to stay eligible for conventional financing than one still catching up. See Fannie Mae's 2026 condo lending changes for the full picture.
If Your Association Is Facing a Special Assessment
A SIRS that reveals a funding shortfall often means a special assessment for owners. Some Miami-Dade owners may qualify for financial assistance covering up to $50,000 toward these costs. We cover eligibility in our guide to Miami-Dade's special assessment relief program. For background on how reserve funds work generally, see our guide to condo reserves and reserve funds, and if your building hasn't completed its milestone inspection yet, start with milestone inspections in Miami.
What Boards Should Be Doing Now
If your association already completed its SIRS by the 2025 deadline, the focus now shifts to implementation: fully funding the reserves it identified, adjusting contributions annually, and preparing for the next 10-year cycle. If you're one of the buildings on the 2026 extended timeline because of a milestone inspection, don't wait until late in the year, engineers and reserve specialists are booked out further as more associations rush to comply.
Frequently Asked Questions
What is the current SIRS deadline in Florida?
December 31, 2025 for most owner-controlled associations. Only associations with a milestone inspection due by December 31, 2026 get that later deadline, and only if the SIRS is completed alongside that inspection.
Can condo owners still vote to waive reserve funding?
No. For any budget adopted on or after December 31, 2024, associations subject to SIRS requirements must fully fund reserves for structural components. Owner votes can no longer waive or reduce that funding.
What happens if my association missed the SIRS deadline?
The building remains out of compliance with Florida Statute 718.112(2)(g) until the study is completed. Beyond legal exposure, non-compliance can also affect Fannie Mae and Freddie Mac financing eligibility for units in the building.
How does SIRS affect my ability to sell or finance my condo?
Lenders increasingly review a building's SIRS and reserve funding status as part of condo loan underwriting. A building with fully funded reserves and a completed SIRS is more likely to qualify for conventional financing under Fannie Mae's 2026 rules than one that isn't compliant.
Stay ahead of the Miami real estate market. Follow Allioo for weekly updates, market reports, and local insights. Visit Allioo.com