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), an engineer-led estimate of each major structural component's remaining life and replacement cost, at least every 10 years (FS 718.112(2)(g)), alongside the milestone inspection under FS 553.899. HB 913 (2025) let associations fund those reserves through special assessments, lines of credit or loans with a majority vote, and pause contributions for up to two budgets after a milestone inspection through 2028 (FS 718.112(2)(f)). Insurers now ask whether the SIRS and milestone inspection are complete before quoting, and in Jacksonville and St. Augustine that file decides whether a board renews with Citizens, which raised condo-association rates 7.7% and 14.1% on July 1, 2026, or with the private carriers cutting rates this cycle.

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.

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.

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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)), and the milestone inspection under FS 553.899 follows the building's age. In practice that means Duval's older beach and riverfront mid-rises first; St. Johns County's stock is newer, with a median year built of 2004 and 58.4% of its homes built in 2000 or later, so many of its associations are years away from a first milestone inspection but not from the SIRS. Boards with both documents current are the ones private carriers are competing for in 2026.

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); for budgets adopted through December 31, 2028 it 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, with a SIRS required before contributions resume (FS 718.112(2)(f)2.e); and it put a duty on board members to ensure the manager is licensed under Chapter 468 (FS 718.111(3)(g)). It also rewrote the insurance paragraph so the replacement cost behind the master policy must be redetermined at least every 3 years. It did not remove the SIRS requirement for buildings three habitable stories or higher.

What is a Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study is a financial planning tool required by Florida law for condominium and cooperative associations with buildings three stories or taller. A licensed engineer or architect visually inspects the building's major structural components — roof, load-bearing walls, foundation, exterior waterproofing, plumbing, electrical systems, fire protection, and more — then estimates each component's remaining useful life and replacement cost. The association must use the SIRS to calculate how much it needs to set aside each year so that funds are available when repairs are needed. SIRS must be completed every 10 years.

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

A milestone inspection is a structural safety evaluation that determines whether a building is structurally sound. It is a pass/fail assessment conducted by a licensed engineer or architect. If the initial phase one inspection identifies structural concerns, a more detailed phase two inspection is required. A SIRS, on the other hand, is a financial planning study that estimates the cost and timing of future repairs and determines how much the association needs to save each year. Both are required under SB 4-D, but they serve different purposes: the milestone inspection evaluates safety, while the SIRS evaluates financial preparedness.

When is my building's SIRS deadline?

Under SB 4-D as amended by SB 154 and HB 913, condominium associations with buildings three stories or taller must complete their initial SIRS by December 31, 2025. After the initial study, a new SIRS must be completed every 10 years. The milestone structural inspection deadline depends on the building's age: buildings that received their certificate of occupancy before July 1, 1992, had an original deadline of December 31, 2024 (extended to December 31, 2025 by SB 154). Buildings reaching 30 years of age after that date must complete their initial milestone inspection by December 31 of the year the building turns 30.

Can our association still vote to waive reserve contributions?

No. Before SB 4-D, Florida condo associations could vote to waive or reduce reserve contributions. This is no longer permitted for the structural components covered by the SIRS. Associations must fully fund the reserves identified in their SIRS, and these funds can only be used for the specific components they are designated for. This is one of the most significant changes in the law — it means associations that have been underfunding reserves for years must now catch up, which often results in substantial fee increases or special assessments.

How does SIRS compliance affect our insurance coverage and premiums?

SIRS compliance has a direct impact on your ability to obtain and afford insurance. Most Florida property insurers now ask whether the association has completed its SIRS and milestone inspection before quoting coverage. Associations that have not completed these requirements may face difficulty finding coverage at all, or may only receive quotes with significantly higher premiums and larger deductibles. Conversely, associations that are SIRS-compliant with well-funded reserves are viewed as lower risk and generally receive more competitive rates. Completing your SIRS and maintaining adequate reserves is one of the most effective ways to control your insurance costs.

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

Non-compliance carries serious consequences. 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. Additionally, the association cannot apply for state grants or inspection assistance programs if it has not complied with SIRS and milestone inspection requirements. Unit owners may also face difficulty selling their units, as buyers and lenders increasingly require proof of SIRS compliance before closing.

What components does the SIRS cover?

The SIRS must evaluate the estimated remaining useful life and replacement cost of the following components: the roof, load-bearing walls and other primary structural members, the floor, the foundation, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and any other item with a deferred maintenance expense or replacement cost exceeding $10,000 that would affect the structural integrity of the building. SB 154 clarified that floors and foundations only need to be evaluated to the extent that a visual inspection allows — invasive testing is not required.

How much does a SIRS cost?

It depends on the number of buildings, their size and age, and whether the engineer bundles the structural integrity reserve study 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. Whatever the fee, it is a small fraction of the repairs an underfunded reserve produces, and it is now part of the file underwriters ask for before quoting.

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