What a complete SIRS should include
A compliant SIRS goes beyond a checklist or a quick walk-through. It must be conducted by a qualified professional and should include:
- A physical inspection of all major structural components required by law
- An estimate of the remaining useful life for each component
- A funding plan that projects how much money should be set aside each year to cover future repairs or replacements
- Documentation of any urgent repairs identified during the milestone inspection
The SIRS must be updated at least every 10 years, and the results should be used to inform your annual budget and reserve funding decisions. Boards can no longer waive or reduce reserve contributions for items covered by the SIRS. Fully funded reserves are now mandatory, and the days of “kicking the can down the road” are over.
The final months: A practical checklist for boards
As the December 31, 2026 deadline approaches, here’s a practical checklist to help your board stay on track:
Confirm your association’s SIRS deadline.
Double-check whether your building falls under the 2026 timing, and review any correspondence from your engineer, attorney, or management company.
Schedule or confirm your SIRS inspection.
If you haven’t already engaged a qualified professional, do so immediately. Many firms are booked months in advance as the deadline nears.
Review your milestone inspection results.
If urgent repairs were identified, confirm that any pause in reserve contributions was approved by a majority of the total voting interests of the association, that the milestone inspection recommending the repairs was completed within the previous two calendar years, and that the pause covers no more than two consecutive annual budgets adopted on or before December 31, 2028. A structural integrity reserve study must be performed before contributions resume.
Update your reserve funding plan.
Your budget for 2027 and beyond must reflect the SIRS findings. This means fully funding reserves for all required components, with no exceptions.
Prepare documentation for owners and regulators.
The SIRS report, funding plan, and any related meeting minutes or owner votes should be organized and ready for inspection. Florida law requires that these records be made available to owners and, in many cases, posted on your association’s website or secure portal.
Communicate with your owners.
Transparency is key. Let owners know what the SIRS means for the community, how it affects their assessments, and what steps the board is taking to comply.
Website posting and transparency: New requirements for 2026
Starting January 1, 2026, Florida law requires most condominium associations with 25 or more units to maintain an official website or secure portal. What was once a best practice is now a statutory obligation. The SIRS report, along with other key documents like meeting minutes, budgets, and inspection reports, must be posted online for owner access. Boards should inventory all required documents, ensure they are uploaded promptly, and establish internal processes for posting new records within the required timeframes. Failing to comply with these digital transparency rules can lead to owner complaints, legal action, or even state penalties.
Reserve funding: No more waivers, no more shortcuts
The era of waiving or reducing reserves is over for Florida condos subject to SIRS. Your association must fully fund reserves based on the study’s recommendations. This means your annual budget must include the amounts needed to address future repairs and replacements for all components covered by the SIRS. If your governing documents allow, you may borrow funds or use credit lines to meet reserve requirements, but a special assessment, line of credit or loan used to fund reserves for SIRS items requires the approval of a majority of the total voting interests, and none of these is a substitute for a solid funding plan. Boards that fail to comply risk fines, lawsuits, and personal liability if non-compliance results in harm to residents.
Owner engagement and board education: Don’t go it alone
The SIRS process can be complex, and the stakes are high. Board members should take advantage of educational resources, including DBPR-approved certification courses and guidance from professional management companies. Engaged, informed owners are less likely to challenge board decisions or file complaints. Consider holding informational meetings, distributing FAQs, and providing regular updates as you work through the SIRS process.
What if you’re behind? Steps to catch up before the deadline
If your board is behind schedule, act quickly. Engage a qualified engineer or reserve specialist immediately. Document every step you take, from scheduling inspections to communicating with owners. If you anticipate missing the deadline, consult with your association attorney and management company to understand your options and potential consequences. Proactive communication and transparency can help mitigate risks and demonstrate good faith to regulators and owners alike.
