Florida SIRS Calculator (Structural Integrity Reserve Study)

How this calculator works

Florida's Structural Integrity Reserve Study (SIRS) regime, established by SB 4-D (2022) and refined by SB 154 (2023), is the deepest reserve-funding constraint in any U.S. condominium market. F.S. § 718.112(2)(g) mandates a SIRS for every condominium of three or more habitable stories, performed by a Florida-licensed engineer, architect, or RS-credentialed reserve specialist. F.S. § 718.103(26) defines the seven structural-component categories the study must address. F.S. § 718.112(2)(f)2., effective December 31, 2024, requires that those SIRS-identified reserves be fully funded — no longer eligible for the membership-vote waiver that governed condo reserves for the preceding three decades.

This calculator walks through the SIRS components one at a time. Enter the engineer's three numbers — replacement cost, remaining useful life, current allocated balance — for each component, and the calculator returns:

• Total annual contribution required per unit to fully fund all SIRS components over their respective remaining lives.
• Per-unit shortfall between the required total and what the association is paying today.
• Funded percentage today in aggregate.
• Years to fully funded at the current contribution rate.
• The named largest, shortest-life, and most-underfunded components — the three line items a board needs to know about by name when planning the next budget cycle or adopting a special assessment.
• A SIRS compliance verdict specific to the post-12/31/2024 regime.

The math is straight-line full-funding per component: requiredAnnual_i = (replacementCost_i − currentBalance_i) ÷ remainingLife_i. The component totals roll up to the building-wide aggregate. The compliance verdict compares the building's current annual contribution to the sum of per-component required annuals.

The seven statutory SIRS components

These are enumerated in F.S. § 718.103(26):

1. Roof. Decking, sheathing, underlayment, and the membrane / cover. Typical remaining useful life: 15–25 years for tile and metal, 10–18 years for flat / built-up roofs, 8–15 years for modified-bitumen.
2. Structure. Load-bearing walls, primary structural members, primary structural systems. Replacement is rare but catastrophic; the planning need is for the inspection, repair, and re-shoring budget rather than full replacement. Many Florida coastal buildings now budget per-decade structural-engineering inspections under this line.
3. Fireproofing and fire-protection systems. Passive fireproofing, sprinklers, standpipes, smoke detection, fire alarms. NFPA-driven cycles, typically 25–40 years.
4. Plumbing. Supply mains, drain-waste-vent systems, riser stacks, common-area fixtures. Typical remaining useful life: 30–50 years for cast iron, 50+ years for copper. Aggressive Florida water chemistry can shorten cast-iron life materially.
5. Electrical systems. Primary service equipment, distribution panels, riser systems, common-area lighting. Typical remaining useful life: 30–40 years for primary service, 15–25 years for distribution.
6. Waterproofing and exterior painting. Exterior caulking, sealants, balcony / lanai waterproofing, exterior paint. The shortest-life category in most Florida coastal buildings: 5–10 years for paint cycles, 12–20 years for waterproofing membranes.
7. Windows and exterior doors. Frames, hardware, weatherstripping, glazing. Typical remaining useful life: 20–40 years.

Plus, per § 718.103(26), any other deferred-maintenance or replacement item with cost ≥ $10,000 whose failure would damage one of the above. This catch-all sweeps in items the seven categories miss — cooling-tower service, parking-deck waterproofing, generator overhaul, pool re-marciting, balcony / lanai repair. Aggregate those items into the calculator's "other" slot, or run the calculator multiple times if you want a per-item view.

Reading the three named-component outputs

Three different components matter at the budget-planning level, and they are often different components:

• Largest budget line. The component requiring the highest annual contribution to fully fund over its remaining useful life. This is the budget driver — the line item that dictates how much the association has to raise to stay compliant. In most Florida coastal buildings, this is the roof, the waterproofing, or (in older buildings) the plumbing.
• Earliest replacement. The component with the shortest remaining useful life. This is the next major capital event the association is planning for. Often waterproofing, frequently the roof.
• Most underfunded. The component with the lowest funded percentage today. This is the highest risk of triggering a special assessment if the component fails on the early side of its useful-life estimate. In a newly-conducted SIRS for a building that hasn't been funding to study, this is often whatever component the prior reserve study undercosted.

If all three are the same component, that component is the single point of failure for the association's reserve plan and the board should prioritize closing it.

A worked example

A 100-unit Miami Beach condo, three stories, completed in 1985, runs its first SIRS in 2026. The engineer reports:

• Roof: $1.2M, 18 years, $200K allocated
• Structure: $800K, 40 years, $100K allocated
• Fireproofing: $200K, 15 years, $20K allocated
• Plumbing: $1.4M, 35 years, $400K allocated
• Electrical: $600K, 30 years, $100K allocated
• Waterproofing: $500K, 8 years, $80K allocated
• Windows / doors: $300K, 25 years, $100K allocated

Total: $5.0M replacement, $1.0M currently funded. Current annual contribution: $100K total ($1,000/unit).

The calculator returns:

• Total required annual contribution: ~$190,794 community-wide, $1,908/unit.
• Per-unit shortfall: $908/unit/year below the required rate.
• Funded percentage today: 20%.
• Years to fully funded at current rate: 40 years — far beyond the average remaining life.
• Largest budget line: Roof at ~$55,556/yr.
• Earliest replacement: Waterproofing in 8 years.
• Most underfunded: Fireproofing at 10% funded today.
• SIRS compliance status: Non-compliant.

The board now has three named priorities: raise per-unit contributions by at least $908/yr to bring the trajectory to compliant, plan a special assessment specifically for waterproofing within 6 years (with notice cycles built backward from that), and address the fireproofing under-funding before it becomes the next special-assessment trigger.

What the calculator does not do

This calculator is a planning tool. It does not:

• Substitute for the SIRS. The statute requires the study to be performed by a licensed engineer, architect, or RS-credentialed reserve specialist. The inputs are the engineer's; the calculator computes the funding math.
• Account for inflation. Replacement costs degrade with construction-cost inflation; refresh the SIRS at the statutory three-year cadence or pre-inflate the inputs.
• Model component-replacement timing risk. This is a straight-line full-funding model. Real reserve studies often model components on a cash-flow basis with explicit replacement-year scheduling. For a community of this complexity, the engineer's cash-flow model is the binding reference; the calculator above is the per-line-item sanity check.
• Apply to under-3-story condos or HOAs. SIRS is statutorily required only for condos of three or more habitable stories. The math is a useful planning estimate for the others, but the compliance verdict is reframed in the Reserve Funding Adequacy calculator for those building types.
• Handle multi-building or phased associations. For an association with multiple buildings at different ages or with different SIRS results, run the calculator once per building, then sum the required totals for the consolidated reserve schedule.

How this page is maintained

The 12/31/2024 full-funding mandate is the binding constraint and remains in force as of mid-2026. The seven-component list in § 718.103(26) was last revised by SB 154 (2023). HB 1021 (2024) made procedural refinements to the SIRS adoption process; the substantive funding math is unchanged. We monitor every Florida legislative session for further refinements. If the legislature moves the SIRS scope, the SIRS cadence, or the full-funding cutoff, this page is updated and re-stamped within the quarter.

Last reviewed: 2026-05-14 against F.S. § 718.112(2)(g), § 718.103(26), § 718.112(2)(f); SB 4-D (2022); SB 154 (2023); HB 1021 (2024).