What is the December 31, 2026 SIRS deadline for condo buyers?

A Structural Integrity Reserve Study is the detailed review of a building's major components, from the roof, structure, and waterproofing to elevators and fire safety. It tells the association what repairs are coming and how much the reserves should hold to pay for them.

Florida law requires it for condominium and cooperative buildings three stories or taller, and the law now prevents most of those associations from waiving or underfunding the structural reserves the study calls for.

The initial SIRS deadline for most existing buildings was December 31, 2025. Associations whose milestone inspection is due on or before December 31, 2026 may complete the SIRS at the same time, with an absolute deadline of December 31, 2026. For a buyer, that becomes a clear question: has this building done its study?

Newer buildings phase in on their own schedules, and buildings near the coast may have earlier milestone inspection deadlines. What stays the same is the idea that the study should be done, current, and available to you before you commit.

A building that has completed its study and funded its reserves is a stronger purchase: fees are more predictable and financing is easier. A building still working through the process may be planning repairs and a special assessment soon after you close.

The condo seller disclosure forms used since 2025 ask the seller to confirm whether the building completed its milestone inspection and SIRS and to provide the inspector's summary. That paperwork is your early-warning system.

Request four things: the SIRS, the milestone inspection summary, the latest financial statements, and the meeting minutes from the past year or two. Look at how much of the reserve study's funding amount is actually saved, and whether repairs in the study are already scheduled.

Ask the seller and the association directly whether the deadline has been met and whether any special assessment is planned or pending. A written answer protects you far better than an assumption.

I review the SIRS, the financials, and the minutes with you before you make an offer, and I flag what the numbers mean for your monthly costs and your lender's review.

If a building has not finished its study or is heading into a large assessment, we factor that into the offer and the budget, so a lower price never hides a bigger bill.