If you own or are buying a condo on Miami Beach, one record matters more than the view: whether your building has a Structural Integrity Reserve Study on file with the state.
Overview
Allioo tracked 252 published Miami Beach condo buildings as of October 7, 2026. Of those, 117 buildings are required by Florida law to have a Structural Integrity Reserve Study (SIRS), 120 are exempt because they are under three habitable stories, and 15 could not be verified either way. Of the 117 required buildings, 77 have a SIRS on file with the state and 40 do not, though a missing filing does not always mean a missing study. These figures come from Allioo's building data and state records.
What a SIRS Actually Is
A Structural Integrity Reserve Study is an inspection and financial report on a condo building's major structural and safety components: the roof, load-bearing walls, waterproofing, electrical systems, plumbing, and similar items. Under Florida Statutes 718.112(2)(g), a licensed engineer, a licensed architect, or a certified reserve specialist must complete one for qualifying buildings at least every 10 years.
The report lists each covered item, how much useful life it has left, what it will cost to repair or replace, and a funding schedule the association uses to build reserves for that cost. For a deeper breakdown of how a SIRS works across Miami, see Allioo's SIRS explainer for Miami condos or the glossary entry on SIRS.
A SIRS is a separate requirement from a milestone inspection, which runs on its own timeline. See the glossary entry on milestone inspections for that distinction.
Which Buildings Are Required, and Which Are Exempt
The SIRS requirement applies to residential condo buildings that are three habitable stories or higher. It does not apply to buildings under three stories, single-family, two-family, three-family, or four-family dwellings of three stories or fewer, any portion of a building not submitted to condominium ownership, or any portion maintained by someone other than the association.
Associations that existed on or before July 1, 2022, and were controlled by unit owners rather than the developer, had to complete their first SIRS by December 31, 2025. Once a SIRS is finished, the association has 45 days to report its completion to the state Division of Condominiums at the Department of Business and Professional Regulation.
There's a financial consequence tied to this rule too. For any budget adopted on or after January 1, 2025, associations covered by a SIRS can no longer vote to waive or reduce reserve funding for the items that study covers. That change is a direct driver behind rising fees at buildings catching up on deferred reserves. Allioo has covered this in more detail in a breakdown of how condo reserves work now and why condo fees have been climbing.
What This Looks Like on Miami Beach
Here is how the 252 published Miami Beach buildings in Allioo's database break down by area, as of October 7, 2026.
| Area | Buildings | SIRS Required | Not Required | Not Verified | Required and Filed | Required, Not Filed |
|---|---|---|---|---|---|---|
| Flamingo / Lummus | 159 | 48 | 99 | 12 | 30 | 18 |
| South of Fifth | 37 | 23 | 13 | 1 | 15 | 8 |
| West Avenue | 29 | 24 | 5 | 0 | 17 | 7 |
| City Center | 14 | 11 | 1 | 2 | 7 | 4 |
| Belle Isle | 5 | 4 | 1 | 0 | 3 | 1 |
| Bayshore | 4 | 3 | 1 | 0 | 3 | 0 |
| Mid-Beach | 4 | 4 | 0 | 0 | 2 | 2 |
| Total | 252 | 117 | 120 | 15 | 77 | 40 |
Flamingo/Lummus has the largest number of buildings on the Beach, and also the largest number of required buildings with no SIRS on file: 18. Bayshore is the only area where every required building has one on file, 3 for 3. City Center and Mid-Beach are small pools, so one building moves the numbers more there than in a larger area. South of Fifth and West Avenue sit closer together, with West Avenue showing the higher required count of the two at 24 buildings.
"Required" and "Not on File" Are Not the Same Thing
Of the 117 Miami Beach buildings required to have a SIRS, 77 show a completed study in the state's database and 40 do not. A missing filing is not proof the association skipped the requirement. The study may already be done and simply not yet reported, since associations have a 45-day window to report after completion, and some recently finished studies may not show up in state records yet.
What a missing filing does mean is that compliance can't be confirmed from public records alone. If a building shows as required and not filed, that's worth a direct question to the association, not an assumption in either direction.
What to Check Before You Buy on Miami Beach
- Look up the building on Allioo to see its story count, whether a SIRS is required, and whether one is on file.
- If it shows as required and not filed, ask the association directly for the completion date and a copy of the report.
- Ask for the association's current reserve funding schedule, since reserve waivers are no longer allowed for SIRS-covered items on budgets from January 1, 2025 forward.
- Check whether the building has also completed its separate milestone inspection requirement.
- Review recent board minutes or special assessment notices for any structural repairs tied to the study's findings.
This isn't legal advice. Confirm the details directly with the association and, where needed, an attorney.
Look Up Any Miami Beach Building
Every number in this article traces back to a specific building record. Search Miami Beach condos on Allioo to see whether a particular building is required to have a SIRS, why, and whether one is on file, alongside broader Miami-Dade market data for the area.
Common questions
No. Only residential condo buildings three habitable stories or higher are required to have one. Of the 252 Miami Beach buildings in Allioo's database, 120 are under three stories and exempt.
It doesn't automatically mean the association skipped it. The study may be complete but not yet reported to the state, which associations have 45 days to do after finishing. Ask the association directly for its status.
At least every 10 years, under Florida Statutes 718.112(2)(g), for each qualifying building on the property.
Anthony Johnson is a Miami Real Estate Agent, licensed for over 10 years and specializing in Downtown Miami and South Beach condos. He is the founder of Allioo, a platform enhancing the experience for Miami condo sellers and landlords, and of Allioo Studio, which builds real estate tools and website templates for real estate agents.
