SIRS study in Pinellas County
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 Pinellas County, working to the rules of the Pinellas County Building and Development Review Services 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 Pinellas County 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. Pinellas uses a 30-year schedule with no separate coastal rule. Pinellas buildings that turned 30 before 1 July 2022 were due before 31 December 2024.
Last updated
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 Pinellas County
- The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building.
- Buildings that reached 30 years before 1 July 2022 had to be inspected before 31 December 2024, those reaching 30 by 31 December 2024 before 31 December 2025, and later buildings by 31 December of the year they turn 30.
- Ordinance 24-18 sets the county process, and associations register on the Pinellas County Access Portal before reports can be filed.
- The county's milestone page does not mention an electrical report, thermography or parking lot certificate.
- The county counts a garage or parking area beneath the living space as a story, which can bring a building over parking into the three-story rule.
How we handle SIRS studies in Pinellas County
Gulf-front associations in Pinellas carry a risk the reserve study has to price: the county applies the 49% rule to repairs in a Special Flood Hazard Area, and 8 county buildings were found unsafe or uninhabitable in 2024. We make sure the reserve professional knows the flood zone and the milestone findings before the funding schedule is set.[1][2]
Permits in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
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 Pinellas County | Source |
|---|---|---|
| Buildings covered | The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach. | Pinellas County |
| State data | 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count. | OPPAGA 26-04 |
| Flood zones | In a Special Flood Hazard Area the county applies the 49% rule to repairs. | Pinellas County |
| Notice | Notices arrive by certified mail, and owners must be told within 14 days. | Pinellas County |
| Contact | The county takes milestone questions at Milestone@pinellas.gov. | Pinellas County |
Frequently asked questions
What should we give the reserve professional for a Pinellas County SIRS?
The county's milestone page does not mention an electrical report, thermography or parking lot certificate. The latest inspection reports and repair permits let the study start from what the engineers found.
Is Pinellas on a 25 or 30-year schedule?
The county page shows a 30-year schedule and no separate coastal rule.
Does Pinellas County handle reports for our city?
The county files for unincorporated Pinellas and seven municipalities, Belleair Beach, Belleair Bluffs, Belleair Shore, Indian Rocks Beach, Oldsmar, Safety Harbor and Kenneth City. Other cities file with their own building departments.
Sources
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 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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