Reserve Studies, SB 4-D & SIRS for Jacksonville and St. Augustine Condo Boards

Florida's SB 4-D requires condominium associations with buildings three habitable stories or higher to complete a Structural Integrity Reserve Study (SIRS) at least every 10 years (FS 718.112(2)(g)). Insurers now ask whether the SIRS and milestone inspection are complete before quoting. In Jacksonville and St. Augustine that file decides whether a board renews with Citizens or with private carriers.

SIRS, milestone inspections and HB 913 reserve rules for Jacksonville and St. Augustine condo boards, and how they change the master policy. Free board review.

Figures reviewed against Florida Statutes and carrier bulletins on September 27, 2026.

Reserves, inspections and insurance in Jacksonville and St. Augustine

Underwriters read a missing reserve study the way they read an old roof. Here is how the statute's clocks fall on Northeast Florida buildings.

The clocks, and where they land locally

Two studies govern a Florida condominium building of three habitable stories or more: the milestone structural inspection (FS 553.899) and the structural integrity reserve study at least every 10 years (FS 718.112(2)(g)).

  • HB 913 (Chapter 2025-175, effective July 1, 2025) reworked the reserve rules: SIRS reserves may now be funded by regular assessments, special assessments, lines of credit or loans with a majority vote of the total voting interests (FS 718.112(2)(f)2.c), and for budgets adopted through December 31, 2028 a board that completed a milestone inspection within the previous 2 calendar years may pause or reduce reserve contributions for up to two consecutive budgets to fund the repairs it recommended (FS 718.112(2)(f)2.e).
  • St. Johns County has grown 26.7% since 2020, so a large share of its associations are newer buildings whose first milestone inspection is years away; Duval's older coastal and riverfront stock is where the deadlines have already arrived.
  • The property policy runs on the same evidence: the replacement cost behind the master policy must be redetermined at least once every 3 years (FS 718.111(11)(a)), and carriers grant agreed value on the appraisal and the study together.
  • Citizens raised condo-association rates 7.7% (multiperil) and 14.1% (wind-only) on July 1, 2026 while private carriers softened, so a board with current inspections and a current appraisal has the file the private market wants to see this cycle.

Guides

Data sources

Frequently Asked Questions

Which Jacksonville and St. Augustine condo buildings need a SIRS and a milestone inspection?

Any condominium building three habitable stories or higher needs a structural integrity reserve study at least every 10 years (FS 718.112(2)(g)). The milestone inspection under FS 553.899 follows the building's age, which means Duval's older beach and riverfront mid-rises first. Many St. Johns County associations are years away from a first milestone inspection but not from the SIRS.

What did HB 913 change for Florida condo reserves in 2025?

Chapter 2025-175, effective July 1, 2025, let associations fund structural reserves through regular assessments, special assessments, lines of credit or loans with a majority vote of the total voting interests (FS 718.112(2)(f)2.c). It also put a duty on board members to ensure the manager is licensed under Chapter 468 (FS 718.111(3)(g)). It did not remove the SIRS requirement.

Can a Florida condo board pause reserve contributions after a milestone inspection?

Yes, for a limited time. For budgets adopted through December 31, 2028, Chapter 2025-175 lets a board that completed a milestone inspection within the previous 2 calendar years pause or reduce reserve contributions for up to two consecutive budgets to fund the recommended repairs. A SIRS is required before contributions resume (FS 718.112(2)(f)2.e).

What is a Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study is a financial planning tool Florida law requires every 10 years for condominium and cooperative associations with buildings three stories or taller. A licensed engineer or architect visually inspects the major structural components and estimates each one's remaining useful life and replacement cost. The association must use it to calculate yearly reserve funding.

What is the difference between a SIRS and a milestone inspection?

A milestone inspection is a structural safety evaluation, conducted by a licensed engineer or architect, that determines whether a building is structurally sound. A SIRS is a financial planning study that estimates the cost and timing of future repairs and how much the association needs to save each year. Both are required under SB 4-D.

When is my building's SIRS deadline?

Associations existing on or before July 1, 2022 must complete a structural integrity reserve study by December 31, 2025 for each building three habitable stories or higher. An association that owes a milestone inspection by December 31, 2026 may complete both together, but no later than that date. A new study is due at least every 10 years (FS 718.112(2)(g)).

When is a Florida condo building's milestone inspection due?

By December 31 of the year the building reaches 30 years of age, counted from the certificate of occupancy, and every 10 years after (FS 553.899). Buildings that reached 30 before July 1, 2022 owed it by December 31, 2024, and those reaching 30 between July 1, 2022 and December 31, 2024 by December 31, 2025.

Can our association still vote to waive reserve contributions?

Not for the components covered by the SIRS. For budgets adopted on or after December 31, 2024, owners may not vote to waive or reduce those reserves (FS 718.112(2)(f)). One exception runs through 2028: after a milestone inspection, a majority of all voting interests may pause or reduce contributions for up to two consecutive budgets to fund the recommended repairs.

How does SIRS compliance affect our insurance coverage and premiums?

Most Florida property insurers now ask whether the association has completed its SIRS and milestone inspection before quoting coverage. Associations that have not may face difficulty finding coverage, or may only receive quotes with higher premiums and larger deductibles. Associations that are SIRS-compliant with well-funded reserves are viewed as lower risk and generally receive more competitive rates.

What happens if our board does not comply with SB 4-D?

Board members can be held personally liable for failure to complete required inspections or maintain adequate reserves. The association may be unable to obtain property insurance, which violates Florida Statute 718.111(11) requiring adequate coverage. It cannot apply for state grants or inspection assistance programs while out of compliance. Unit owners may also face difficulty selling their units.

What components does the SIRS cover?

Under FS 718.112(2)(g), the study covers the roof; the structure, including load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item over $25,000 whose failure would harm those components.

Does a SIRS require invasive testing?

No. Under FS 718.112(2)(g), a structural integrity reserve study is based on a visual inspection of the condominium property.

How much does a SIRS cost?

It depends on the number of buildings, their size and age, and whether the engineer bundles the SIRS with the milestone inspection under FS 553.899, which most Northeast Florida firms now offer as a package. A single building costs far less than a multi-building community, and a study done alongside the milestone inspection costs less than two separate engagements.

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