Structural integrity reserve studies (SIRS) in Orlando

Local rules that shape a SIRS in Orlando

• The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.
• In the state's data, Orange County had 1 building found unsafe or uninhabitable in 2025, and neighboring Osceola County had 10 in 2024, the most of any county that year.
• Orlando is an inland city, and its milestone page does not mention any coastal or salt water rule.
• The city mails certified letters to associations whose inspection is due, and the inspection is due within 180 days of receiving the letter unless an earlier legacy date applies.
• The Phase One report and forms are uploaded through the city's online form; the city aims to respond within one business day and then allows five business days for review.
• If Phase One is disapproved for findings, the Phase Two form is emailed to buildingofficial@orlando.gov, and Phase Two is due within 180 days under s. 553.899(7)(b).
• After submitting, the association has 365 days to pull a repair permit.
• The city's milestone page describes the structural milestone inspection only and does not mention electrical reports, thermography or parking lot items.

How we handle structural integrity reserve studies in Orlando

Orlando confirms its milestone rule reaches condos inside apartment communities. Where one association holds several three-story buildings, each has its own roof, structure and systems to reserve for, so we arrange the SIRS visual inspection building by building and align it with each milestone letter.[1][3]

Permits for structural integrity reserve studies (sirs) in Orlando

• City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando

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.[3]

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.[3][4]

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.[3]

Frequently asked questions