A Structural Integrity Reserve Study, SIRS, is the financial half of Florida's post-Surfside condo safety laws, distinct from the physical milestone inspection, and just as consequential. Whether you own, are buying, or are selling a Miami condo, knowing a building's SIRS status affects your fees, your financing, and your risk. Here's what a SIRS actually covers and where compliance stands as of 2026.
Overview
A SIRS is a legally required study combining a visual structural inspection with a financial reserve analysis for eight specific building components. Most associations had to complete their first SIRS by December 31, 2025, and since January 1, 2025, associations can no longer vote to waive reserve funding for the structural items it identifies. As of early 2025, only 47.6% of qualifying Miami-Dade condos had reported completion, meaning a significant share of buildings may still be catching up, worth checking directly before you buy, sell, or budget for fees in any given building.
What Is a Structural Integrity Reserve Study?
A SIRS is a legally required budget planning tool that ensures condo associations save enough for future repairs and replacements of major building systems. It combines a visual inspection of structural components with a financial reserve analysis, and covers eight specific elements: roof, structural systems, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,675 (the 2026 inflation-adjusted threshold) that affects those systems.
SIRS Compliance Status in Miami-Dade
As of February 24, 2025, only 47.6% of qualifying condos had submitted a completed SIRS, 787 out of 1,653 buildings three stories or taller. The remaining associations were working against the December 31, 2025 deadline, or in some cases a later December 31, 2026 deadline if their milestone inspection falls due that same year — see our full breakdown of the current SIRS deadline status for which timeline applies to your building. Given that a July 2026 state watchdog report also raised questions about the accuracy of self-reported inspection data statewide, don't assume a building is compliant without verifying directly, ask the association for the completed study rather than relying on secondhand compliance figures.
How SIRS Impacts Budgets and Assessments
Since January 1, 2025, Florida law requires associations to fully fund reserves based on their SIRS findings, and those reserves can no longer be waived for any structural component the study identifies. This is the single biggest driver behind rising Miami condo fees and special assessments right now, buildings that deferred maintenance for years are now required to catch up all at once. See our guides to condo reserves and why the rules changed and what special assessments actually cost in Miami in 2026 for the full financial picture. If a SIRS reveals a funding gap large enough to trigger a special assessment, some owner-occupants may qualify for assistance through Miami-Dade's special assessment relief program, though it runs in funding cycles rather than staying continuously open.
Who Must Complete a SIRS?
All residential condo associations with buildings three stories or taller, where the association was controlled by unit owners on or before July 1, 2022, must comply. Associations with a milestone inspection deadline of December 31, 2026 can complete their SIRS at the same time as that inspection. Beyond the initial study, SIRS must be updated at least every 10 years.
Who Performs a SIRS?
The visual inspection portion must be completed or verified by a licensed engineer, architect, or certified reserve specialist. The financial analysis must be performed by someone qualified to conduct reserve studies. Once complete, associations must notify owners within 45 days and submit confirmation to the Florida Department of Business and Professional Regulation (DBPR).
SIRS vs. Milestone Inspection: What's the Difference?
These are often confused but serve entirely different purposes, and a building can be compliant with one while behind on the other.
Feature | SIRS | Milestone Inspection |
Purpose | Long-term budget planning and reserve funding | Structural integrity and safety check |
Focus | Visual review plus financial projections | Structural safety inspection of load-bearing systems |
Conducted by | Engineer, architect, or certified reserve specialist | Engineer or architect only |
Required for | Buildings 3+ stories | Buildings 3+ stories at 25/30-year and 10-year intervals |
For the full breakdown of deadlines and what happens if a building falls behind, see our guide to milestone inspections in Miami.
Enforcement and Legal Risk
The Florida DBPR oversees enforcement, and failure to complete a required SIRS can be treated as a breach of fiduciary duty by the association's board, potentially resulting in legal action or fines. Owners who believe a SIRS was improperly conducted can file a complaint with the Florida Board of Professional Engineers, the Board of Architecture and Interior Design, or through the DBPR Division of Condos complaint form.
Why This Matters for Financing
SIRS compliance now affects more than state law standing. Fannie Mae and Freddie Mac eliminated their fast-track condo loan review process in August 2026, and lenders increasingly factor a building's SIRS and reserve status into underwriting decisions. A building that's SIRS-compliant with fully funded reserves is in a meaningfully stronger position to stay financeable. See Fannie Mae's 2026 condo lending changes for the full picture.
Frequently Asked Questions
What is a SIRS?
A Structural Integrity Reserve Study evaluates a condo building's major structural components and ensures the association is saving enough to repair or replace them, combining a visual inspection with a financial reserve analysis.
What is the current SIRS deadline?
Most associations had to complete their first SIRS by December 31, 2025. Associations with a milestone inspection due by December 31, 2026 can complete the SIRS at the same time as that inspection.
Can condo associations still waive reserve funding?
No. For any budget adopted on or after January 1, 2025, associations must fund reserves as required by their SIRS, with no waivers allowed for structural components.
How is SIRS different from a milestone inspection?
SIRS is a financial study focused on reserve funding. A milestone inspection is a physical structural safety review. A building can be compliant with one and behind on the other.
How can I check if a specific building has completed its SIRS?
Request the completed study directly from the condo association. Given questions raised about the accuracy of statewide self-reported compliance data, verifying directly with the building is more reliable than relying on secondhand figures.
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