Structural integrity reserve studies (SIRS) in Fort Lauderdale

Local rules that shape a SIRS in Fort Lauderdale

• Broward building officials reported 155 required Phase 2 milestone inspections in 2025, while 7 of the county's 31 municipal building officials did not report that year.
• BORA gives each city its list of buildings due by June, and Fort Lauderdale mails the notices by certified mail with return receipt between 1 June and 31 August.
• BORA Policy 05-05 treats the Broward safety inspection as compliance for both Phase 1 and Phase 2 of the state milestone inspection.
• The inspection and report are due within 180 days of the notice, on separate structural and electrical inspection forms with color photos of the conditions found.
• Reports are digitally signed and sealed and uploaded as separate files through the BSIP application in the LauderBuild Plan Room; paper submissions are no longer accepted, and the review fee is $375.
• Repairs are due within 180 days of the report unless the Building Official sets another timeline, and the engineer or architect gives the owner and the city a sealed letter, valid for up to 180 days, on whether the building may stay occupied during the work.
• The Broward program expressly includes balconies, elevated decks, and docks and seawalls that are attached to or support a structure, and it states that parking garages and guardrails are not exempt.
• The electrical report is prepared by a Florida-licensed professional who specializes in electrical design, and anyone removing electrical covers for the inspection must show NFPA 70E and OSHA 1910 training.

How we handle structural integrity reserve studies in Fort Lauderdale

A Broward safety report gives the reserve professional more than a structural opinion. It covers the electrical system on its own form, and it reaches balconies, decks, garages, guardrails and attached seawalls. We pass the latest report and any amended report after repairs to the SIRS provider so the reserve schedule reflects what the Fort Lauderdale filing found.[2][4]

Permits for structural integrity reserve studies (sirs) in Fort Lauderdale

• City of Fort Lauderdale Development Services, Permitting Services: Building Safety Inspection Program notices, report review and repair permits

What does a SIRS cover?

At a minimum the roof; the 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 above the reserve threshold whose failure would harm those items. For each item the study gives the estimated remaining useful life and the replacement cost or deferred maintenance expense, and it includes at least a baseline funding plan that keeps the reserve cash balance above zero in every budget year.[4]

Who may perform or verify the study?

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. The rule covers the visual inspection portion too. We arrange the study with one of these professionals and coordinate the schedule; the professional signs the study.[4][5]

What are the deadlines?

• Owner-controlled associations existing on or before 1 July 2022 had to complete a SIRS by 31 December 2025.
• With a milestone inspection due on or before 31 December 2026, the SIRS may be done at the same time, but no SIRS may be completed after 31 December 2026.
• After that, at least every 10 years.
• Within 45 days of receiving the study, owners get a copy or notice and the association files a statement with the Division.

How does the SIRS change the budget?

Reserves for the SIRS items must be based on the most recent study, and for budgets adopted on or after 31 December 2024 an owner-controlled association that must have a SIRS cannot vote to waive or reduce those reserves, except a multicondominium with a Division-approved alternative funding method. SIRS items may be funded by regular assessments, special assessments, lines of credit or loans; the last three need a majority of the total voting interests.[4]

Frequently asked questions