SIRS study in Tampa
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 Tampa, working to the rules of the City of Tampa Construction 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 Tampa 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. Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. Tampa's program page is structural only and lists no electrical or parking lot report.
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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 Tampa
- Tampa's program page describes a structural inspection only. It lists no electrical report, thermography, parking lot certificate or balcony form.
How we handle SIRS 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 in Tampa
- City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits
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 Tampa | Source |
|---|---|---|
| First inspection | Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. | City of Tampa |
| Notice | Phase I is due within 180 days after the owners receive the city's written notice. | City of Tampa |
| Filing | Tampa reports are filed in Accela Citizen Access as an RCT record. | City of Tampa |
| Notice | Tampa asks buildings that were not notified to contact the city directly. | City of Tampa |
| Repairs | Tampa's page sets no repair deadline of its own, so the state 365-day rule governs. | City of Tampa |
| Contact | Tampa Construction Services takes milestone questions at (813) 274-3100, option 1. | City of Tampa |
Frequently asked questions
What should we give the reserve professional for a Tampa SIRS?
Tampa's program page describes a structural inspection only. It lists no electrical report, thermography, parking lot certificate or balcony form. The latest inspection reports and repair permits let the study start from what the engineers found.
Does Tampa require an electrical report?
The city's milestone page describes a structural inspection only and lists no electrical report or parking lot certificate.
Does Tampa use the 25-year coastal rule?
The city's page shows a 30-year trigger and no 25-year coastal rule.
Sources
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 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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