Structural integrity reserve studies (SIRS) in Tampa

Local rules that shape a SIRS in Tampa

• The city's program page shows the 30-year trigger only and no 25-year rule for buildings near salt water, so bayfront towers on Bayshore and Harbour Island follow the same 30-year clock as inland buildings unless the city notifies otherwise.
• Phase I must be completed within 180 days after the owners receive the city's written notice under s. 5-110.9.8.
• If Phase I finds substantial structural deterioration, the Phase II report is due to the city within 180 days after the Phase I report is submitted.
• Reports are filed in Accela Citizen Access, where a registered user applies for an RCT record, and each report must be performed, signed and sealed by a Florida design professional.
• Buildings that should be in the program but have not received a notice are asked to contact CSDLSP@tampagov.net or 813-307-3980, and the city posts its Milestone Inspection Notification Letter.
• The city's page sets inspection deadlines but no repair deadline of its own, so the state rule applies, under which repairs for substantial structural deterioration must start within 365 days of the Phase II report.
• Tampa's program page describes a structural inspection only. It lists no electrical report, thermography, parking lot certificate or balcony form.

How we handle structural integrity reserve studies in Tampa

Under Tampa's 30-year trigger with no coastal exception, a bayfront condo can reach its first milestone inspection five years later than a similar building under a 25-year program. For the SIRS that cuts both ways. A recent milestone can replace the study's visual portion, but where none exists we arrange the full visual inspection for the reserve study rather than wait.[1][3]

Permits for structural integrity reserve studies (sirs) in Tampa

• City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits

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