A Structural Integrity Reserve Study (SIRS) is required under Florida law, s. 718.112(2)(g), F.S., for condominium buildings three habitable stories or higher. The roof is a required component, listed first in the statute. The study estimates the roof’s remaining useful life and replacement cost, and the association must fund reserves toward it.
The rules, in brief
See also:HOA & condo roofing →| Question | Answer |
|---|---|
| Which buildings? | Condominium buildings three habitable stories or higher |
| Who can perform it? | A Florida-licensed engineer or architect, or a certified reserve specialist (CAI or APRA) |
| Is the roof included? | Yes. The roof is a required component |
| How often? | At least every 10 years |
| Deadline for existing associations | December 31, 2025 for most, or December 31, 2026 if completed together with a milestone inspection |
How the roof shows up in a SIRS
- Current condition based on a visual inspection
- Estimated remaining useful life in years
- Estimated replacement cost in today’s dollars
- The annual reserve contribution needed to fund it
The funding rule boards care about most
For budgets adopted on or after December 31, 2024, associations cannot waive or reduce reserves for SIRS components, including the roof. The 2025 changes (ch. 2025-175, Laws of Florida) added some flexibility: a two-year pause in contributions after a recent milestone inspection, and funding through lines of credit or loans with an owner vote. That is why the roof’s remaining-life estimate matters so much: it drives the reserve number every owner pays toward.
Why the remaining-life number matters
A short remaining life means higher reserve contributions now. A documented roof inspection, with photos of the membrane, seams, flashings, drains and deck, gives the engineer or reserve specialist better information than an age-based guess.
Milestone inspections and the SIRS
Buildings three stories or higher also need milestone structural inspections under s. 553.899, F.S. The two are linked: a recent milestone inspection can affect reserve timing, and a SIRS can be completed together with one. A roof condition report is useful to both, because both look at the roof’s condition and remaining life.
Budgeting a replacement
- Commission a roof condition report before the study
- Share the report with your engineer, architect or reserve specialist
- Get a budget-level replacement estimate
- Plan the project timing around reserves and hurricane season
Our disclosure
We provide roof condition reports and budget estimates, not the SIRS itself. If our condition report supports your SIRS and we later bid on the roof, we disclose that in writing.
What boards should gather before the study
- Roof installation date and permit records
- Warranty documents and manufacturer
- Past repair invoices and leak history
- Any prior engineering or inspection reports
- A current condition inspection with photos
Remaining life is a judgment, make it an informed one
Two roofs of the same age can have very different remaining lives depending on drainage, maintenance and how they were installed. A condition report that documents membrane wear, seam condition, flashing condition and any wet insulation gives the reserve specialist evidence instead of assumptions.
Repair, restore or replace?
Some roofs can be extended with targeted repairs or restoration if the insulation is dry and the membrane is sound. Others are near the end of their life. Knowing which option is realistic helps the board plan reserves and avoid emergency special assessments.
Timing the project
Large roof replacements take planning: bids, board approval, owner notification, permits and scheduling. Starting early lets the association phase work and avoid peak storm months.
Frequently asked questions
Is the roof included in a SIRS?
Yes. The roof is a required component under s. 718.112(2)(g), F.S., listed first in the statute.
Who performs a SIRS?
A Florida-licensed engineer or architect, or a certified reserve specialist (CAI or APRA). We provide roof condition reports and cost estimates that support the study.
Can the association skip roof reserves?
For budgets adopted on or after December 31, 2024, reserves for SIRS components, including the roof, cannot be waived or reduced. Limited flexibility was added in 2025, such as a two-year pause after a recent milestone inspection.
Can a roof inspection change the reserve number?
Better information can change the remaining-life and cost estimates the study relies on.
Do you work with management companies?
Yes. We work with boards and CAMs directly.
About the author
Roshy Rajan has worked in Broward County real estate and construction since 2006. He founded SafeTech Roofing and Windows (SafeTech Builders Inc.) after a hurricane left a friend with roof and window damage and the referrals kept coming. Florida Certified General Contractor CGC1537934 · Certified Roofing Contractor CCC1336954 · BBB Accredited.
