SIRS deadline: no study may be completed after 31 December 2026

General information, not legal or engineering advice. Statute text re-checked on the Florida Senate site on 28 October 2026.

Which deadline applies to your association?

Find your row, then read the dates. The rules come from s. 718.112(2)(g)7 and the Division's own guidance [1][2].

The deadline applies to each building on the condominium property that is three habitable stories or higher [1].

What should the board do in the next two weeks?

Start with the contract. The visual inspection, the cost estimates and the funding plan all take time, and the professional needs access and records from you. These steps keep you inside the date.

1. Confirm the trigger. Check the date your association was created, who controls it, and the height of each building in habitable stories.
2. Check your milestone status. If a milestone inspection was due on or before 31 December 2026, the SIRS can run alongside it. If one was done in the past 5 years, ask whether it meets the SIRS rules so it can stand in for the visual inspection [1].
3. Sign with a qualified professional. The study must be performed or verified by a Florida-licensed engineer or architect, or by a reserve specialist or professional reserve analyst with the credential the statute names. We arrange this for you and coordinate access, documents and dates with your manager.
4. Gather records now. Declaration and bylaws (who maintains what), the last reserve study, the milestone report if any, current budget and reserve balances, recent repair invoices, roof and window warranties, and as-built drawings if you have them.
5. Book the visual inspection. The SIRS is based on a visual inspection of the condominium property. Plan access to the roof, mechanical and electrical rooms, garages and a sample of units and balconies.
6. Put the 45-day duties on the calendar for the day the study arrives (see below).
7. Plan the budget. The next budget must fund the SIRS items in line with the study. Decide early whether you will need a special assessment, loan or line of credit, because each needs a majority of the total voting interests.

What does a SIRS have to cover?

At a minimum, the study covers these items as they relate to the structural integrity and safety of the building [1]:

• Roof
• Structure, including load-bearing walls and other primary structural members and systems
• Fireproofing and fire protection systems
• Plumbing
• Electrical systems
• Waterproofing and exterior painting
• Windows and exterior doors
• Any other item with a deferred maintenance expense or replacement cost over $25,000, or the inflation-adjusted amount if greater, whose failure would harm the items above

The Division set the inflation-adjusted amount at $25,675 for 2026 [3]. For each item the study states the remaining useful life and the replacement cost or deferred maintenance expense, and it must include at least a baseline funding plan that keeps the reserve cash balance above zero [1]. Our guide to what is in a SIRS report walks through each part.

The SIRS timeline, start to finish

Sources: s. 718.112, SB 4-D, HB 913 and the Division's inspections page [1][9][5][4][2].

How much does a SIRS cost, and what does it lead to?

There is no state fee schedule for a SIRS, and we have not found a published survey of study fees that we would stand behind, so we do not quote a range here. The fee depends on the number of buildings, stories and units, the systems the building has, and whether a recent milestone inspection can replace the visual inspection. You get a written proposal before any work starts.

The bigger number for most boards is what the study tells you to fund. These amounts and rules are fixed by law or by state data:

See the SIRS cost guide for what drives the fee and the funding plan.

Can we delay the SIRS to pay for milestone repairs?

Two rules point in different directions, so get advice before relying on either. Section 718.112(2)(g)9 lets an association that completes a milestone inspection delay a required SIRS for no more than the 2 consecutive budget years after it, to focus money on the milestone repairs. Section 718.112(2)(g)7 says that in no event may the SIRS be completed after 31 December 2026 [1]. How the two fit together for your building is a question for your association attorney. Separately, for budgets adopted on or before 31 December 2028, owners may vote by a majority of the total voting interests to pause or reduce reserve contributions for up to two budgets to fund milestone repairs, and a SIRS is then required before contributions resume.

What must the board do after the study is delivered?

• Within 45 days: give every owner a copy of the study, or a notice that it is available for inspection and copying, by mail, personal delivery or email for owners who agreed to email notice.
• Within 45 days: file a statement with the Division that the study is complete and was provided to owners, using the association's online account [1][2].
• Affidavit: an officer or director signs an affidavit acknowledging receipt of the completed study.
• Budget: reserves for the SIRS items must be based on the findings and recommendations of the most recent study. If you later fund with a special assessment, loan or line of credit that the study did not reflect, the SIRS must be updated, and an updated SIRS is required before adopting a budget that does not align with the latest funding plan.

The Division publishes a SIRS reporting database that lists associations that have reported a completed study [2].

What happens if the board does nothing?

The statute does not list a fine for a missing SIRS. It does say that officers or directors who willfully and knowingly fail to complete one breach their fiduciary relationship to the unit owners. Sale contracts must disclose whether a required SIRS has been completed, so owners who sell will see it [1][8]. The practical risk is a budget with no current study behind it, and owners who cannot sell cleanly.

How we help Florida boards meet the 31 December date

We help Florida condo boards meet their milestone and SIRS deadlines. Send us the building details and any notice you have. We arrange the study with a Florida-licensed engineer, architect or qualified reserve professional, line it up with any milestone inspection under way, and keep your manager updated until the report is delivered. Every professional who bids must disclose in writing whether they intend to bid on the repair work the study identifies, as s. 718.112(2)(g)3.b requires, and we pass that disclosure to the board.