Florida · Association Financing
SIRS / Structural Integrity Reserve Study Financing for Florida Associations
Association-level financing for the funding gap a Structural Integrity Reserve Study reveals — required by Florida law for condo and cooperative buildings three habitable stories and taller.
Florida law (§718.112(2)(g) for condos, §719.106 for cooperatives) requires a Structural Integrity Reserve Study at least every 10 years for buildings three habitable stories or taller. A licensed engineer, architect, or certified reserve specialist inspects the roof, structure, fireproofing/fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred-maintenance or replacement cost exceeding $25,000. For each item, the study estimates remaining useful life, replacement cost, and a recommended annual reserve contribution — and for budgets adopted on or after December 31, 2024, a unit-owner-controlled association generally can no longer vote to waive or underfund reserves for those SIRS components.
That no-waiver rule is exactly why a SIRS so often reveals a funding gap: years of waived or underfunded reserves suddenly have to be caught up. The study itself must be completed on a statutory timeline — extended to December 31, 2025 by 2025's HB 913, with a December 31, 2026 outer bound only when the SIRS is completed together with a milestone inspection. Rather than a catch-up special assessment, Florida law expressly authorizes associations to fund SIRS reserves through a loan or line of credit approved by a majority of the total voting interests, with funds then available to the board without further membership approval. That's the exact gap association-level financing is built to close — spread over a term of up to 30 years instead of a lump-sum bill.
Applies to
Condo/co-op buildings 3+ habitable stories
Cycle
At least every 10 years (§718.112(2)(g) / §719.106)
Reserve-waiver bar
Budgets adopted on/after Dec 31, 2024
Completion deadline
Dec 31, 2025 — Dec 31, 2026 outer bound if paired with milestone
Financing sirs / structural integrity reserve study
A SIRS doesn't just identify what needs repair — it puts a number on years of underfunded reserves all at once. Financing is the statutorily authorized way to close that gap without a lump-sum assessment, spread over up to 30 years.
How the program works
Instead of a lump-sum special assessment, a qualifying association spreads a major reserve or repair project over terms up to 30 years — owners pay a modest monthly line item and the reserve fund stays intact. HOA Capital is not a lender; we connect qualifying Florida associations with an institutional lending program. No cost to apply, no credit pull to inquire.
SIRS / Structural Integrity Reserve Study FAQ
What is the December 31, 2026 deadline, exactly?
December 31, 2026 is the statutory outer bound for completing a SIRS when it's done together with a milestone inspection due on or before that date. The general SIRS completion deadline, extended by HB 913 (2025), is December 31, 2025. Milestone inspections themselves run on a separate, age-based schedule.
Can we still waive reserves after our SIRS is done?
For a unit-owner-controlled association required to have a SIRS, members generally cannot vote to waive or underfund reserves for the SIRS components — roof, structure, fireproofing, plumbing, electrical, waterproofing/painting, and windows/doors — for budgets adopted on or after December 31, 2024.
Does Florida law let us borrow to fund SIRS reserves?
Yes. Florida law expressly authorizes a special assessment, line of credit, or loan to fund SIRS-required capital expenses, approved by a majority of the total voting interests. Financing is a legally recognized alternative to a lump-sum special assessment, not a workaround.