Structural integrity reserve studies (SIRS) in Miami

Local rules that shape a SIRS in Miami

• Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the city's online process and have to contact the recertification team directly.
• Because the city applies Miami-Dade's Code s. 8-11(f), the county's age rules decide the due year. Coastal condo and co-op buildings built from 1998 within three miles of the coast come due at 25 years, and most other buildings built from 1993 at 30.
• Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
• In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.
• Owners facing a special assessment can ask Miami-Dade County about its Condominium Special Assessment Loan Program, which has offered eligible households up to $50,000 at zero percent; the county page does not say whether a round is open.
• Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued.
• The city's filing set includes structural, electrical and thermography reports, plus a parking lot illumination certificate where the building has a parking lot.
• The city says to expect a response in about six weeks, and takes questions at buildingrecertifications@miamigov.com or (305) 416-1177.

How we handle structural integrity reserve studies in Miami

For associations from Brickell to Edgewater, the city's filings feed the reserve study. The RC-S and RC-E reports, the thermography and any permits pulled in the 60-day window tell the reserve professional what has been fixed and what is still coming. With the city quoting about six weeks for a response, we start the SIRS work without waiting for it.[1]

Permits for structural integrity reserve studies (sirs) in Miami

• City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits

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.[5]

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.[5][6]

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.[5]

Frequently asked questions