A Florida SIRS report covers at least eight items (roof, structure, fire protection, plumbing, electrical, waterproofing and painting, windows and doors, and any other item above the reserve threshold), gives each one's remaining useful life and replacement or deferred maintenance cost, and includes at least a baseline funding plan that keeps the reserve cash balance above zero every year (s. 718.112(2)(g)). The 2026 threshold for other items is $25,675 (DBPR).
General information, not legal or engineering advice.
The required parts of a SIRS report
- The items studied. At a minimum: roof; structure, including load-bearing walls and primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred maintenance or replacement cost over $25,000 (or the inflation-adjusted figure) whose failure would harm the others [1].
- The visual inspection findings the study is based on.
- For each item: estimated remaining useful life and estimated replacement cost or deferred maintenance expense [1].
- A reserve funding plan, at least a baseline plan that keeps the reserve cash balance above zero in each budget year. The study may also recommend other schedules that meet the association's maintenance obligation [1].
- The funding method the association uses, such as special assessments, loans or lines of credit.
The Division sets the threshold for other items at $25,675 for 2026 [2].
Questions to ask before the budget meeting
- Which components does the declaration make the association responsible for, and did the study follow it?
- Which items have a remaining life over 25 years, and what deferred maintenance is recommended for them?
- What does the baseline plan mean per unit per year, and what other schedules were modelled?
- Does the study reflect any special assessment, loan or line of credit already in place? If not, it must be updated [1].
- Did the professional use a milestone inspection from the past 5 years for the visual portion?
What the board does with the report
Within 45 days, give each owner a copy or a notice that it is available, and file the completion statement with the Division through the association's online account. An officer or director signs an affidavit acknowledging receipt, and the next budget's reserves for SIRS items follow the study [1][3].
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Frequently asked questions
Who prepares the SIRS report?
An engineer licensed under chapter 471, an architect licensed under chapter 481, or a person certified as a reserve specialist or professional reserve analyst by the Community Associations Institute or the Association of Professional Reserve Analysts.
Can the report say no reserves are needed for an item?
Yes, for items whose useful life and replacement cost cannot be estimated, or whose remaining useful life is over 25 years, though it may still recommend a deferred maintenance amount. Any reserves it recommends beyond what the law requires must be shown separately.
Is there a standard SIRS form?
The Division is directed to adopt the SIRS form by rule, in coordination with the Florida Building Commission.
Sources
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
- Reserve threshold, Florida DBPR. Accessed October 28, 2026.
- Inspections: DBPR Condominium Information and Resources, Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes. Accessed October 28, 2026.
