SIRS study in Miami
The full structural integrity reserve study, scheduled around your deadline.
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We arrange and coordinate SIRS studies for condo and co-op associations in Miami, working to the rules of the City of Miami Building Department from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
A SIRS for a Miami condo covers the components s. 718.112(2)(g) lists, from the roof and structure to plumbing, electrical systems, waterproofing and windows, and we arrange it with a qualified professional. Guardrails are required where a lot borders a canal, lake or other water, under County Code s. 8C-6. City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E.
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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
- County Code s. 8C-6 guardrails apply where a parking lot borders a canal, lake or other body of water, so bayfront and riverfront lots should check this item early; missing guardrails need a permit before the packet can close.
- 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.
- The city's filing set includes structural, electrical and thermography reports, plus a parking lot illumination certificate where the building has a parking lot.
- 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.
- Under the county guidelines the city follows, electrical systems rated 400 amperes or more get an infrared thermography survey, and photos are now part of the report.
How we handle SIRS 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.[2]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits
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.
| Topic | Rule in Miami | Source |
|---|---|---|
| Local program | City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E. | City of Miami |
| State data | Miami-Dade building officials counted 308 required Phase 2 inspections in 2025. | OPPAGA 26-04 |
| State data | Miami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025. | OPPAGA 26-04 |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Repairs | After a report is filed, the city gives 60 days to obtain repair permits without a violation. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
What should we give the reserve professional for a Miami SIRS?
County Code s. 8C-6 guardrails apply where a parking lot borders a canal, lake or other body of water, so bayfront and riverfront lots should check this item early; missing guardrails need a permit before the packet can close. The latest inspection reports and repair permits let the study start from what the engineers found.
Our building was built in 1983 and shows as overdue. What now?
The city says overdue buildings built in 1982, 1983 or 1984 cannot use the online process. Contact the recertification team and get the inspection under contract straight away.
Which electrical and parking items does the City of Miami ask for?
Electrical and thermography reports, and a parking lot illumination certificate where the building has a parking lot.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- 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.
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