December 31, 2026: What Condo Boards Should Confirm Before the SIRS Deadline

Introduction: The real meaning of the SIRS deadline

The December 31, 2026, deadline for completing a Structural Integrity Reserve Study (SIRS) is not just another date on the calendar. It’s a checkpoint for your board’s diligence, transparency, and readiness to protect both residents and property values. With the state’s evolving requirements, boards that treat the SIRS as a one-and-done task risk missing critical steps that could expose the association to financial, legal, and operational headaches down the road. Here’s what your board should be confirming—before, during, and after the SIRS process—to stay compliant and keep your community on solid ground.

Confirming inspection completion: Don’t assume the job is done

It’s not enough to have a contract with an engineer or architect. Your board should verify that the SIRS and any required milestone inspection are actually completed, with all required components evaluated. This means:

• The inspection must be performed by a licensed engineer or architect. 
• All structural elements required by law—such as foundations, load-bearing walls, balconies, and major waterproofing systems—must be included in the report. 
• If your building is three stories or taller, both the SIRS and milestone inspection are mandatory and may be scheduled together for efficiency.

Boards should not rely on verbal assurances or partial documentation. Request the full, signed inspection report and review it as a board before marking the task complete.

Documentation: Keep records organized and accessible

Once the SIRS and milestone inspection are finished, the next step is documentation. Florida law requires associations to maintain official records for at least seven years, and the SIRS report is now part of that record set.

Best practices include:

• Storing digital and hard copies of the SIRS and inspection reports in a secure, board-accessible location. 
• Uploading the most recent SIRS to your association’s website or secure portal, as required by new transparency laws for associations with 25 or more units. 
• Ensuring that all board members know where to find these documents and how to provide them to owners or regulators upon request.

Reporting: Meet state and local requirements

Florida’s updated statutes require more than just internal recordkeeping. Associations must submit key information to the state’s Division of Condominiums, including:

• Board contact information
• Building age
• Dates of inspections
• Reserve funding status

This information must be submitted online and updated within 30 days of any changes. Failing to report or update this information can result in fines or other penalties.

Check with your management company or legal counsel to confirm that all required filings are complete and that your association’s online profile is current.

Reserve funding: Update your budget and plan for compliance

The SIRS is not just a report—it’s a roadmap for your reserve funding. After receiving the study, your board must:

• Review the recommended funding levels for each structural component.
• Update your annual budget to reflect the required reserve contributions.
• Ensure that any pause or adjustment to reserve funding (such as the temporary pause allowed under HB 913 with owner approval) is properly documented and compliant with both state law and your governing documents.

If your SIRS or milestone inspection identifies urgent repairs, the board may vote—with owner approval—to pause reserve contributions for up to two consecutive annual budgets. This flexibility can help associations manage cash flow during major projects, but it must be handled transparently and with proper owner involvement.

Owner communication: Transparency is now a legal requirement

Owners have a right to know the results of the SIRS and what it means for their community. Boards should:

• Share a summary of the SIRS findings with all owners, highlighting any major repairs or funding changes.
• Post the full report (with any sensitive information redacted as required) on the association’s website or portal.
• Hold an open board meeting to discuss the results, answer owner questions, and explain next steps for budgeting and repairs.

Clear communication helps build trust and reduces the risk of owner complaints or legal disputes.

Operational follow-through: Don’t let the report gather dust

A completed SIRS is only valuable if your board acts on its recommendations. After the study:

• Prioritize repairs and maintenance identified as urgent or time-sensitive.
• Develop a multi-year plan for addressing less critical items, with clear timelines and funding strategies.
• Schedule regular check-ins to monitor progress and update owners on completed work.

Boards that treat the SIRS as a living document—not a one-time obligation—are better positioned to avoid emergency assessments and maintain property values.

Practical takeaway: Treat the SIRS deadline as a starting line, not a finish line

The December 31, 2026, SIRS deadline is a milestone, but it’s not the end of your board’s responsibility. Confirming completion, documentation, reporting, funding, and owner communication will keep your association compliant and your community safer. If your board needs help navigating the SIRS process or implementing its recommendations, CA’s team is ready to support you with practical guidance and hands-on management.