Florida HOA & Condo
Florida reserve studies. SIRS-ready. Built for SB 4-D.
Match with licensed Florida engineers and reserve specialists who know the SB 4-D Structural Integrity Reserve Study requirements cold — plus the milestone inspection statute, the FL 718.112 funding rules, and the HOA-side FL 720.303 picture.
Free for boards. We only get paid when an engineering firm decides to follow up.
Free tool
SIRS Reserve Planner
Model special-assessment scenarios, sanity-check your treasurer's projections, and dry-run the SIRS funding picture before you commission the engineering study.
Tell us about your building
Type, units, age, milestone status, current funding level, and what study you need. Two minutes.
We match you to engineers
Florida-licensed PEs and reserve specialists who handle SIRS and milestone work — not generalists who learn FL 718.112 on your dime.
You hear from up to three
Matched firms reach out within 24 hours with scopes and timelines. You pick. We never see the proposals.
Surfside changed the math. We know the new rules.
The post-Surfside reforms made SIRS and milestone inspections non-negotiable for Florida condos. Common Elements has tracked SB 4-D, SB 154, and the DBPR guidance since they passed; the firms in our network are the ones actually doing the work, not the ones still updating their marketing.
Common questions
Is there any cost to me as a board member?
No. The matching service is free for boards. Engineering firms in our network pay a per-lead fee only when a board they hear from is a real fit and they decide to follow up. The reserve study itself, of course, is a paid engagement with the firm you choose — typical Florida pricing ranges from $3,500 for a small HOA update to $25,000+ for a full SIRS on a large coastal high-rise.What goes into a reserve study?
Three deliverables. First, a component inventory — a walk-through and database of every common-element capital component, with photographs, quantity, install year, and remaining useful life. Second, a condition assessment — the engineer's professional opinion on each component's current state. Third, a funding plan — a 30-year projection showing required annual contributions to fully fund replacements as they come due. For SIRS specifically, the study also separately reports on the structural components listed in FL 718.112(2)(g).What's a SIRS and does it apply to us?
Structural Integrity Reserve Study. Florida's post-Surfside law (SB 4-D, 2022, revised by SB 154 in 2023) requires condominiums of three habitable stories or more to commission a SIRS every ten years, performed by a licensed Florida engineer or architect, and to fund the structural components on a non-pooled, component basis. HOAs and condos under three stories are exempt from SIRS but typically still benefit from a standard reserve study under FL 720.303 or 718.112. If you're a 3+ story condo, this is statutorily required and your existing reserve study probably doesn't qualify.Component-method vs. cash-flow method — does it matter?
It used to be a debate; for Florida condos it's now mostly settled. Component method funds each major component separately so the reserve balance carries dedicated dollars for the roof, the elevator, the cooling tower, etc. Cash-flow funding pools the reserves and projects forward against the aggregate timeline. SB 4-D effectively forces component-method funding for structural items in condos that need a SIRS. For HOAs, cash-flow is still allowed and is often simpler to budget against. The firms in our network can explain the trade-off in your specific case.How often should we update the study?
Florida statute on condos requires the SIRS every 10 years; most engineers also recommend a desktop update every 3 years and a full re-inspection every 5 to 7. HOAs under FL 720 don't have a SIRS requirement, but the same 3-5-10 cadence is standard practice. If you've had a major event since the last study — a casualty loss, a special assessment, a paid-off loan — get an interim update; the funding plan will be materially wrong otherwise.Can we just use the free SIRS Reserve Planner instead?
Use it. It's a great tool for board-level scenario planning, sanity-checking your treasurer's projections, and figuring out roughly what a special assessment would look like at different funding levels. It does not, however, satisfy your statutory SIRS obligation — that requires a licensed Florida engineer or architect to physically inspect the property and sign their professional opinion. Think of the calculator as the dry run before you commission the real engagement. Find it at https://commonelements.com/tools/calculators/sirs-reserve-planner.