Last updated 2026-07-25
TL;DR
"SIRS online" usually means one of two things: finding your association's Structural Integrity Reserve Study (a licensed professional's report on 10-13 building components) or taking Florida board-member education online. The SIRS itself must be done by a licensed engineer or architect under Fla. Stat. 718.112(2)(g); there's no free online generator that satisfies the statute.
What does "SIRS online" actually mean when people search for it?
People type "SIRS online" for a few different reasons, and they're worth separating because the answers are different. Some are looking for a downloadable or fillable version of the actual Structural Integrity Reserve Study (SIRS) report for their condo association, usually because their manager mentioned it in an email and they want to see what it looks like. Some are looking for an online tool or software that will generate a SIRS for them cheaply. Some are board members trying to find the free or low-cost online course Florida requires for board certification, and they're conflating it with SIRS because both showed up in the same DBPR bulletin. Here's the flat truth: there is no legitimate "SIRS online" generator that replaces the licensed professional. Florida Statute 718.112(2)(g) requires the study be performed by a licensed engineer or architect [1]. Software can help that professional organize data, and your board can absolutely manage the process, scheduling, and communication online. But the inspection, the component-by-component analysis, and the signed report have to come from a person with a Florida license, full stop. What you can legitimately do online: pull your county's building department records, compare vendor quotes through video calls, store the finished SIRS PDF in a shared drive, and complete DBPR-approved board education courses. That's the realistic scope of "online" here.
What is a reserve study?
A reserve study is a professional analysis of a building's major components (roof, structure, plumbing, electrical, paving, and similar) that estimates remaining useful life and the cost to repair or replace each item. The output is a funding schedule: how much the association should be setting aside each year so the money is there when the roof or elevator actually needs replacing. For condos in Florida, the version tied to milestone and structural requirements is the Structural Integrity Reserve Study, defined in Fla. Stat. 718.103 and required under 718.112(2)(g) for buildings three stories or more in height [1]. It's narrower than a generic reserve study: it covers a specific list of load-bearing and life-safety components, not landscaping or a clubhouse roof. A general reserve study (the kind many HOAs and even some non-SIRS condo components use) can be broader and less standardized. It's still built on the same idea: inspect, estimate remaining life, calculate the funding gap, and give the board numbers to act on.
What is a reserve study for an HOA (and how is it different from a condo's SIRS)?
A reserve study for an HOA looks at the community's shared assets, roads, pools, fencing, clubhouse roofs, drainage, and building components if the HOA maintains structures, and projects when each will need major work along with the cost. The key difference from a condo SIRS: most single-family and townhome HOAs in Florida are not currently subject to the SIRS mandate under 718.112(2)(g), because that statute applies to condominium associations governed by Chapter 718 [1]. HOAs are governed mostly by Chapter 720, which does not carry the same structural reserve study requirement. That said, some HOAs manage multi-story buildings (three-story townhome buildings, for instance) and should check with counsel on whether any local ordinance or their own declaration triggers something similar. Even where it's not legally required, a reserve study is one of the cheapest insurance policies a board can buy. It turns "we think the roof is getting old" into "the roof has an estimated 4 years of remaining life and will cost $380,000 to replace," which is the kind of number that makes a special assessment defensible to owners instead of a surprise. See our HOA reserve study guide for the state-by-state variation.
How much does a reserve study cost?
For a standard multi-component reserve study (not a full SIRS with structural engineering), industry pricing generally runs from roughly $1,200 to $6,500+ depending on building size, number of components, and whether it's a full study (with on-site inspection) or an update. The Community Associations Institute (CAI), the main trade group for the industry, doesn't publish one fixed national price list because costs vary so much by region and building complexity, but reserve specialists commonly cite the range above for full studies on typical mid-size associations. For a condo SIRS specifically, which requires a licensed engineer or architect, sign-off, and inspection of structural components, costs tend to run higher, often several thousand dollars into the tens of thousands for larger or older buildings, since it's a licensed engineering deliverable, not a generalist estimate. Boards should get at least two or three quotes before signing. Ask each provider what license they hold, whether they've done SIRS-specific reports under 718.112(2)(g), and how they handle the required component list. A cheap quote that skips required components isn't actually cheap once the association has to redo it.
How much should an HOA (or condo) have in reserves?
There's no single dollar figure that applies to every building, and anyone who gives you a flat percentage without seeing your reserve study is guessing. The honest answer is: reserves should match the funding schedule your reserve study or SIRS produces for your specific components, not a generic rule of thumb. That said, for Florida condos, the law now sets a floor. Since the SIRS became mandatory, associations generally can no longer waive or reduce reserves for the SIRS-covered components (roof, load-bearing walls, floor, foundation, fireproofing/fire protection, plumbing, electrical, waterproofing, exterior painting, windows/doors, and other items identified in the study) [1][2]. Fla. Stat. 718.112(2)(f) governs how reserves are calculated and funded, and the SIRS-driven components must be funded based on the study's estimates, not an artificially low board vote [1]. A rough industry rule some reserve specialists use as a sanity check (not a legal standard) is that reserves should be funded to at least 70% of what a full study calculates as "fully funded" to avoid major special assessment risk, though many associations run well below that and some aim for 100%. Confirm actual required funding levels for your building with your reserve specialist and association counsel, since the statute's phase-in and enforcement details have shifted more than once since 2022.
What is an HOA assessment?
An HOA assessment is a fee the association charges owners to cover shared expenses. Most owners know the regular version: monthly or quarterly dues that fund operating costs (landscaping, management, insurance, utilities for common areas) and reserves. A special assessment is a separate, usually one-time charge the board levies when there isn't enough in reserves or the operating budget to cover a specific need, like a roof replacement, a storm-damage repair, or a SIRS-driven capital project. Special assessments are legal in Florida under both Chapter 718 (condos) and Chapter 720 (HOAs), but the board typically has to follow notice and meeting requirements set out in the statutes and the association's own declaration. For condo boards facing a SIRS or milestone-triggered repair, a special assessment is often the fallback when reserves were underfunded for years. See our full breakdown of HOA special assessment rules and notice timelines, and how a condo special assessment insurance policy sometimes softens the blow for owners who can't pay a lump sum.
Are HOA special assessments tax deductible?
Generally, no, not for the individual owner's personal residence. The IRS treats special assessments similarly to regular HOA dues: they're considered a personal, non-deductible living expense in most cases, the same way you can't deduct your electric bill. There are two narrow exceptions worth knowing. If the unit is a rental property, special assessments tied to operating expenses or ordinary repairs can generally be deducted as a rental business expense. If the assessment is for a capital improvement (something that adds value or extends the life of the property, like a new roof) on a rental, it typically has to be capitalized and depreciated over time rather than deducted all at once, per general IRS capital improvement rules for rental property (see IRS Publication 527 guidance on rental property expenses) [3]. For an owner's primary or personal-use residence, don't count on deducting a special assessment on your federal return. This isn't legal or tax advice specific to your situation; a CPA who knows your ownership structure (rental vs. primary residence, LLC vs. individual) should make the actual call.
Who has to file the SIRS, and by when?
Condominium associations with buildings three stories or higher must have a SIRS completed and reserves funded according to it, per Fla. Stat. 718.112(2)(g) [1]. The statute has had a shifting compliance calendar since it was created in the wake of the Surfside collapse; the most recent legislative fix (SB 4-D and subsequent amendments) pushed the deadline for the first SIRS to December 31, 2024 for many associations, with some transition flexibility added by later legislation. Because the legislature has amended this timeline more than once (2022, 2023, and 2024 sessions all touched milestone and SIRS provisions), don't rely on any single blog post, including this one, for your exact deadline. Check the current text of 718.112 on the Florida Senate's statutes site [1] and confirm directly with your association's counsel and your county building department, since some counties layer additional local requirements on top of the state floor. DBPR (Department of Business and Professional Regulation) oversees condo association compliance and publishes guidance on its Milestone Inspection and SIRS informational page [2]. It's the best first stop for a board treasurer trying to confirm current requirements, ahead of any secondary source.
How does SIRS relate to the milestone inspection?
They're related but not the same thing, and boards mix them up constantly. The milestone inspection (Fla. Stat. 553.899) is a structural inspection of the building performed by a licensed engineer or architect, required once the building hits 30 years old (25 years if within three miles of the coast), and then every 10 years after [4]. It produces a phase one (visual) and, if needed, phase two (more invasive testing) report on the building's structural condition. The SIRS (Fla. Stat. 718.112(2)(g)) is about reserve funding for specific components, informed by inspection but focused on remaining useful life and the money needed to maintain those components over time. A building can need a milestone inspection without needing SIRS updates in the same year, and vice versa, though in practice a lot of associations schedule both around the same window to save on engineer mobilization costs. For the age and coastal-distance thresholds that trigger milestone timing, see our reserve study explainer, which covers how the two deadlines usually get scheduled together.
Can a board find or complete SIRS-related education online?
Yes, this part genuinely is online, and it's separate from the report itself. Florida requires condo, cooperative, and HOA board members to complete continuing education under Fla. Stat. 718.112(2)(e), and DBPR maintains approved provider and course information [2][5]. Board members can typically satisfy the education requirement through an approved online course covering topics like association operations, financial literacy, and (increasingly) structural integrity and reserve obligations following the post-Surfside statutory changes. This is genuinely useful and low-cost (often free or under $50 depending on provider), and it's the legitimate "do it online" piece of this whole topic. What online education does not do: certify your building's structural condition, replace the licensed engineer's SIRS report, or satisfy the inspection requirement itself. Keep those two things mentally separate. One is a personal certificate you print out. The other is a stamped engineering report filed for your specific building.
What should a board actually do with the SIRS once it's done?
The report lands, usually a PDF from the engineering firm, and then what? A lot of boards let it sit in an inbox until the next annual meeting, which is a mistake, because the clock on funding and disclosure obligations doesn't wait. Practically, a board should: (1) get the SIRS into the official records where owners can request it, since condo records requirements under Chapter 718 generally require reasonable access to association records [1]; (2) have the treasurer and reserve specialist translate the SIRS funding schedule into next year's budget line items; (3) decide, with counsel, whether a special assessment, a loan, or a phased funding increase covers any gap; and (4) put the next milestone or SIRS update date on a calendar that survives a board turnover, more than one person's memory. This is the exact gap a lot of self-managed and small-management-company buildings fall into: the report exists, but nobody built the follow-through calendar. A $199 one-time Board Compliance Kit built for your building's age, height, and coastal zone won't do the engineering, but it will organize the SIRS and milestone deadlines, generate the owner notices, and keep the reserve funding schedule on a calendar your whole board can see, which is often the missing piece between "we got the report" and "we actually acted on it."
What happens if an association skips or delays its SIRS?
The statute doesn't leave this optional for condos three stories and up. Failure to obtain the required SIRS, or failure to fund reserves according to it, can expose the association and potentially individual board members to liability, and can complicate insurance renewals, unit sales, and mortgage approvals, since many lenders now ask for SIRS and milestone status before financing a unit purchase in an older building. There's also a practical market effect that's shown up independently of the statute: buyers, lenders, and their attorneys increasingly ask for the SIRS and milestone report status before closing, because Fannie Mae and other secondary-market guidelines have tightened around condo structural and reserve documentation since 2022. A building that can't produce a current SIRS on request can see closings stall or fall through, separate from any state penalty. Boards sometimes ask if they can vote to waive the SIRS-driven reserve funding the way older law allowed for other reserve categories. Under the current statute, that waiver option is generally closed off for SIRS components [1]. Don't rely on an old HOA meeting memory of "we can just vote to waive reserves"; that provision has changed specifically for SIRS items. Confirm the current text with counsel before assuming any waiver is still available.
Frequently asked questions
Is there a free SIRS template or online generator that satisfies Florida law?
No. Fla. Stat. 718.112(2)(g) requires the SIRS be performed by a licensed engineer or architect. A downloadable template or software tool can't legally substitute for a licensed professional's inspection and signed report. Boards can use software to track deadlines and organize the resulting report, but the study itself has to come from a licensed provider.
What is a reserve study for HOA purposes specifically?
It's a professional assessment of the HOA's shared physical assets (roads, amenities, fencing, and any structures the HOA maintains), estimating remaining life and replacement cost for each, then producing a funding schedule. Most Florida HOAs governed by Chapter 720 aren't currently subject to the condo SIRS mandate, but a reserve study is still a strong practice for any HOA with major shared infrastructure.
How much should an HOA have in reserves?
There's no universal percentage that applies to every HOA. The right number comes from your own reserve study's funding schedule for your specific components. As a rough industry sanity check, some reserve specialists flag anything below roughly 70% of full funding as elevated special-assessment risk, but confirm actual targets with your reserve professional.
What is an HOA assessment versus a special assessment?
A regular HOA assessment is the routine dues owners pay (monthly or quarterly) for operating costs and reserves. A special assessment is a separate, usually one-time charge levied when reserves and the operating budget can't cover a specific need, like an unfunded roof replacement or a SIRS-driven repair.
How much does a reserve study cost for a typical condo association?
A standard multi-component reserve study generally runs roughly $1,200 to $6,500 or more depending on building size and complexity. A full SIRS requiring a licensed engineer's structural sign-off typically costs more, often reaching into the tens of thousands for larger or older buildings, since it's an engineering deliverable, not a generalist estimate.
Are HOA or condo special assessments tax deductible?
Generally not for a personal residence; the IRS treats them like ordinary non-deductible living expenses. For rental properties, assessments tied to routine repairs may be deductible as a business expense, while assessments for capital improvements typically must be depreciated over time. Confirm your specific situation with a CPA.
Does SIRS apply to HOAs or only condominiums?
The SIRS mandate under Fla. Stat. 718.112(2)(g) applies to condominium associations under Chapter 718. Most single-family and townhome HOAs under Chapter 720 aren't currently subject to it, though HOAs that maintain multi-story buildings should confirm with counsel whether any local rule or their declaration creates a similar obligation.
What components must a SIRS cover under Florida law?
The statute lists specific structural and life-safety components, generally including roof, load-bearing walls, floor, foundation, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and doors, plus any other component identified as material to structural integrity. Confirm the current list against Fla. Stat. 718.112 directly, since amendments have adjusted details.
Can a board vote to waive SIRS-required reserve funding?
Under the current version of Fla. Stat. 718.112, associations generally cannot waive or reduce reserve funding for SIRS-covered components the way older law once allowed for other reserve categories. This has changed more than once since 2022, so confirm the exact current rule with your association's counsel before assuming any waiver applies.
How is a SIRS different from a milestone inspection?
The milestone inspection (Fla. Stat. 553.899) is a structural condition inspection required at 30 years (25 near the coast) and every 10 years after. The SIRS (Fla. Stat. 718.112(2)(g)) focuses on remaining useful life and reserve funding for specific components. They're often scheduled together but serve different legal purposes.
Where can a board find official DBPR guidance on SIRS requirements?
DBPR (Florida's Department of Business and Professional Regulation) publishes a Milestone Inspection and Structural Integrity Reserve Study informational page covering condo association compliance. It's the most current government source for compliance questions, and boards should check it directly rather than relying on secondary summaries for exact deadlines.
Can online board education courses replace the SIRS inspection requirement?
No. Online courses satisfy Florida's board-member continuing education requirement under Fla. Stat. 718.112(2)(e), a separate obligation from the SIRS. The SIRS itself must come from a licensed engineer or architect who physically inspects the building's components. Education courses build board knowledge; they don't produce a compliant structural reserve report.
Sources
- Florida Senate, Florida Statutes Chapter 718.112: SIRS requirements, licensed engineer/architect requirement, reserve funding rules for SIRS-covered components
- Florida DBPR, Milestone Inspection and Structural Integrity Reserve Study (SIRS) informational page: State agency guidance on condo association compliance, SIRS, and milestone inspection requirements
- IRS Publication 527, Residential Rental Property: Tax treatment of rental property expenses and capital improvements relevant to special assessment deductibility
- Florida Senate, Florida Statutes Section 553.899: Milestone inspection requirement at 30 years (25 years coastal) and every 10 years thereafter
- Florida Senate, Florida Statutes Section 718.103: Statutory definitions including Structural Integrity Reserve Study
- Florida Senate, CS/SB 4-D (2022), An act relating to building safety: Legislative origin of the SIRS and milestone inspection statutory scheme following the Surfside collapse, and phase-in deadlines