SIRS calculator: what your building should be reserving.

This tool is for Florida condominium and cooperative boards — Broward, Miami-Dade and Palm Beach, and all other Florida counties — working through the Structural Integrity Reserve Study (SIRS) requirement under FS 718.112(2)(g), as amended by HB 913.

The SIRS funding calculator sizes the recurring annual reserve contribution for your building, plus any early catch-up contributions needed to close a funding gap. It works from the statutory component categories — roof, structure and concrete restoration, waterproofing and exterior painting, fireproofing and fire protection, plumbing and electrical — and provides a baseline funding plan that keeps the reserve balance above board each year, the way HB 913 requires, while reaching full funding goals gently.

Restoration, paint & waterproofing are funded on a typical cycle length, the roof over its own useful life, and electrical, fire-safety & plumbing are treated as deferred maintenance where possible. Roof age and years-since-paint set how much life each has left, and older components carry a higher contribution. This is a simplified planning model for illustrative purposes — a compliant SIRS under FS 718.112(2)(g) is prepared by a licensed engineer.

Treating the long-lived building systems as deferred maintenance is not a shortcut — it is FS 718.112(2)(f)3. Where a component's remaining useful life exceeds twenty-five years, the association is not required to reserve its full replacement cost. It reserves the deferred maintenance expense the study recommends, if any. A study that reserves the full replacement cost of the electrical service, the plumbing risers and the fire protection systems is reserving for events that likely will not happen — and the association pays for that error every month. This creates a huge savings opportunity for you.

Reserves are pooled rather than funded item-by-item, and the catch-up for an underfunded building can be spread over the years leading up to the first major project instead of landing as one special assessment. A well-optimized plan can lower what you pay each month and still comply with the statute.

Pooling is a board accounting decision. It does not require an owner vote — FS 718.112(2)(f)4, confirmed by HB 913. And the reason a new study can change your budget at all is that the statute ties the budget to the findings of your most recent SIRS. The law makes the reserve mandatory. It does not set the amount. The study sets the amount.

See all five ways a new study lowers the number →

Windows and exterior doors are excluded from these figures. That category depends on many variables — including whether the association or the unit owners own the windows and doors, and the value and age of the common-property glass and doors, set by the declaration documents. Other inputs are generically simplified. Conditions specific to your building may exist that differ from these assumptions. Common property glass and doors should be included in your SIRS and cannot be accounted for here. Where they are association property, that reserve sits on top of the number this tool gives you.

Any other item over $25,000 (per §718.112) is addressed in a full study. That $25,000 threshold was set by HB 913 in 2025 and is adjusted annually for inflation by the Division, which publishes the current figure each February.

Contact us for a more detailed review of your building →

A compliant SIRS under FS 718.112(2)(g) is a visual inspection performed and sealed by a licensed engineer, and by statute your budget must be based on it. A number from this page will not satisfy your county, your insurer, or your owners.

Use it to understand what you are looking at. Then bring us the building.

Ask us to prepare your SIRS →