SIRS study in Miami Beach

Who this is for

Boards and managers of condominium buildings three habitable stories or higher that have no study yet, or whose last study is reaching 10 years.

What a SIRS draws on in Miami Beach

• The same page refers owners to a mandatory annual maintenance log, a record that is useful evidence when the reserve study is updated.
• Under County Code s. 8C-6, a parking lot that abuts a canal, lake or other water needs compliant guardrails, and a missing guardrail needs a permit before recertification closes.
• Threshold buildings, meaning more than three stories or 50 feet tall or large assembly buildings, need the structural certification from a Florida-licensed structural engineer and the electrical certification from a Florida-licensed electrical engineer. Smaller buildings may use any Florida-licensed design professional.
• The county code behind the city program puts coastal condo and co-op buildings three stories or more, built from 1998 within three miles of the coast, on a 25-year first recertification. Miami Beach sits on barrier islands between the Atlantic and Biscayne Bay, so confirm on your notice which date the city applied.
• The county guidelines that sit behind the city program require infrared thermography on electrical systems of 400 amperes or more, with photos in the electrical report.

How we handle SIRS studies in Miami Beach

Oceanfront and bayfront associations in Miami Beach can build the SIRS on records the city already expects them to keep. The annual maintenance log, the structural and electrical recertification reports and any updated report after repairs give the reserve professional a history of the building, which makes the useful life estimates firmer.[1][4]

Permits in Miami Beach

• City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach

What happens during the study?

• The professional reads your declaration to confirm which components the association maintains.
• A visual inspection of the roof, structure, fire protection, plumbing, electrical, waterproofing and painting, windows and exterior doors, and any other item above the reserve threshold.
• Estimates of remaining useful life and replacement cost or deferred maintenance for each item.
• A funding plan, at minimum a baseline plan, and often other schedules for the board to compare.

What the board needs to provide

• Declaration, bylaws and any maintenance responsibility chart
• The last reserve study and current reserve balances by component
• Any milestone or recertification report from the past 5 years
• Roof, window and waterproofing warranties and recent repair invoices
• Access to the roof, mechanical, electrical and fire pump rooms, garages and a sample of units and balconies

How long does it take?

Timing depends on the building and the professional's schedule, so we agree the delivery date in the proposal. Leave time after delivery for the 45-day owner notice and the Division statement, and for the board to adopt a budget that matches the study.

Frequently asked questions