Pillar Guide · Florida Condo Law · SB 4-D / Chapter 718

Florida Condo Reserve & SIRS Requirements in 2026 — What Buyers and Sellers Need to Know

Florida's post-Surfside condo law (SB 4-D, codified in Chapter 718) changed the rules for every residential condominium 3 stories or higher. Buildings must complete a Structural Integrity Reserve Study by December 31, 2025 (with a narrow extension to December 31, 2026 for simultaneous milestone inspections), and starting with budgets adopted on or after December 31, 2024, these associations can no longer waive reserves for structural items. The result: many Broward County condo associations are levying special assessments right now, and some sales are collapsing mid-escrow when buyers discover the reserve situation at document review. Here's exactly how to handle it as a buyer or seller in 2026.

Written by James “Griff” Griffis·Reviewed by Beth McKeone·Last verified April 2026

Worried about a specific Broward building?

Send Griff the building name or address — he'll pull SIRS status, milestone inspection history, and any reported assessments before you write an offer. Response within 24 hours.

Three things to check before buying or selling any Florida condo 3+ stories

  1. SIRS completion status — is the Structural Integrity Reserve Study done, and what did it say?
  2. Milestone inspection report — any deferred structural issues flagged by the building engineer?
  3. Pending or recent special assessments — is there a known reserve shortfall being funded by owners?

What exactly did SB 4-D change?

SB 4-D was passed after the June 2021 Surfside Champlain Towers collapse and took effect in 2022, with major compliance deadlines in 2024 and 2025. The core changes:

  • ✦Mandatory milestone inspections for condos 3 stories or higher, conducted by a licensed engineer or architect at specific age thresholds.
  • ✦Mandatory Structural Integrity Reserve Study (SIRS) for the same buildings — a dedicated study identifying reserve needs for structural elements (roof, load-bearing walls, foundation, waterproofing, plumbing, electrical, windows, exterior doors, and any deferred maintenance item exceeding $25,000).
  • ✦Reserve funding no longer waivable for SIRS items starting with budgets adopted on or after December 31, 2024. Before SB 4-D, a majority vote could waive reserve funding for any line item. Now, for SIRS-covered structural items, that option is gone.
  • ✦10-year recurring requirement — after the initial SIRS, a new one must be completed at least every 10 years for the building's life.

Key deadlines timeline

DateRequirement
2022 (SB 4-D effective)Milestone inspection and SIRS requirements enacted for condos 3+ stories.
December 31, 2024Budgets adopted on or after this date cannot waive reserves for SIRS items.
December 31, 2025Initial SIRS deadline for unit-owner-controlled associations existing on or before July 1, 2022.
December 31, 2026Absolute final deadline — no SIRS completion is allowed after this date for associations otherwise in scope.
Every 10 years afterRecurring SIRS required for the life of the building.

Source: Florida Statute Chapter 718 (Condominium Act), SB 4-D (2022) and subsequent amendments. See References below for official links.

What's the step-by-step reserve review process for a Broward condo sale?

Six steps, same whether you're buying or selling. The order matters — we run these up front in the first week of an engagement, not at document review.

  1. 1

    Request the SIRS and current reserve study from the association

    Any Florida residential condominium 3 stories or higher is required to have a Structural Integrity Reserve Study (SIRS) completed by December 31, 2025 (or December 31, 2026 if the milestone inspection is on the same timeline). Ask for the SIRS report and the most recent reserve study before listing or offering.

  2. 2

    Pull the milestone inspection report if applicable

    Condos 3+ stories also require periodic milestone inspections under SB 4-D. The report identifies structural issues and drives the reserve funding requirements. A pending or failed milestone inspection is a red flag — disclose early or walk early.

  3. 3

    Check for pending or approved special assessments

    When reserves are underfunded, boards can approve special assessments to make up the gap. Florida law requires disclosure of any special assessment that has been approved or is pending at the time of sale. Request a written statement from the property manager or board.

  4. 4

    Review the last 3 years of board meeting minutes

    Board minutes often reveal pending assessments, structural concerns, or major repair debates before they show up in formal disclosure documents. Most associations will provide minutes on request during due diligence.

  5. 5

    Factor the reserve situation into pricing (seller) or offer (buyer)

    If the reserve study shows significant underfunding or a pending assessment, price or offer accordingly. A $50,000 pending special assessment should typically reduce the sale price by something close to that amount, not be hidden.

  6. 6

    Coordinate disclosure and estoppel certificate through the title company

    At closing, the condo association provides an estoppel certificate confirming the unit's financial standing with the association. The title company reviews this for pending assessments, past-due fees, and transfer-of-ownership requirements. We coordinate this in parallel with the title work to catch issues early.

What kills condo deals in 2026?

  • ✦Late-discovered pending special assessment. Buyer finds out at document review that a $30,000 assessment is pending and walks from the deal. Pull the estoppel early.
  • ✦Lender refuses to fund due to association financial issues. Fannie Mae and Freddie Mac have specific condo eligibility criteria — associations with reserve shortfalls or litigation can be flagged as ineligible.
  • ✦Missing or outdated SIRS. If the association has not completed the required SIRS by the deadline, the building is out of compliance and buyers' lenders may refuse to fund.
  • ✦Seller didn't disclose known reserve issues. Post-closing litigation risk. Florida requires disclosure of known material defects that affect value.

Read next

References & sources

Statutes are amended periodically — if a link does not load, search for "Chapter 718" on flsenate.gov.

Written by James “Griff” Griffis, Florida Real Estate License #SL3473163, at VantaSure Realty (FL Brokerage License #CQ1065669). Reviewed by Beth McKeone, FL Lic #SL3435994.

This guide is general information, not legal advice. Specific SIRS compliance, reserve funding, and disclosure requirements depend on the individual association and building. Consult a Florida condominium attorney for situation-specific guidance.

Florida condo reserve and SIRS questions people actually ask

What is SIRS and does it apply to my Broward County condo?+
SIRS is a Structural Integrity Reserve Study required under Florida Senate Bill 4-D (enacted after the Surfside collapse) for all residential condominium and cooperative buildings 3 stories or higher. It identifies the life expectancy and replacement cost of major structural elements — roof, load-bearing walls, foundation, plumbing, electrical, waterproofing, windows, exterior doors — and sets required reserve funding levels. It applies to every qualifying Broward condo building.
When was the SIRS deadline in Florida?+
The initial deadline for unit-owner-controlled associations existing on or before July 1, 2022 was December 31, 2025. Associations whose milestone inspection falls on or before December 31, 2026 may complete SIRS simultaneously with the milestone, but under no circumstances may the SIRS be completed after December 31, 2026. After the initial SIRS, a new one must be completed at least every 10 years.
Can a condo association still waive reserves under the 2024–2026 law?+
Not for the items covered by SIRS. For budgets adopted on or after December 31, 2024, associations subject to the SIRS requirement may not waive reserves or use reserves for other purposes for the required SIRS items — roof, structure, fireproofing, plumbing, electrical, waterproofing, windows, and any deferred maintenance item exceeding $25,000 in replacement cost. Non-SIRS items can still be waived by a majority vote.
What is a special assessment and how do I know if one is coming?+
A special assessment is a one-time charge to unit owners on top of regular HOA dues, levied when reserves are insufficient for a needed repair. Under Florida law, special assessments that have been approved or are actively pending must be disclosed in the sale. Practical due diligence: read the last 3 years of board meeting minutes, request the reserve study and SIRS report, and ask the property manager directly in writing.
If I buy a unit with a pending special assessment, who pays?+
It depends on when the assessment was formally levied and how the contract allocates it. By default in Florida, assessments levied before closing are the seller's responsibility and assessments levied after closing are the buyer's — but the contract controls. This is a standard negotiation point: we either get a seller credit equal to the assessment, negotiate price, or get the seller to pay at closing. Bringing it up at the contract stage is what matters.
Does this apply to single-family homes or only condos?+
SIRS under SB 4-D specifically applies to residential condominiums and cooperatives that are 3 stories or higher. Single-family homes, townhouses (unless governed by a condo-style association), and smaller buildings are not directly subject to SIRS. Many single-family HOAs still have reserve requirements under their governing documents, but the SB 4-D framework and the December 2024 reserve-waiver restriction are condo-specific.
How do I know if my Broward condo is going to get hit with a big assessment?+
Three signals: (1) the building is 3+ stories and old enough to be due for a milestone inspection, (2) the reserve study shows significant underfunding of SIRS-covered items, (3) the board meeting minutes reference "deferred maintenance," "reserve shortfall," or "engineer recommendation." Any of the three warrants a conversation with the board president or property manager before you sign anything.
Should I avoid buying in a Florida condo building because of these rules?+
No — the rules are actually good for buyers long-term. They force associations to maintain the building properly and fund reserves honestly, which reduces the risk of catastrophic failures. The short-term cost is that some buildings with underfunded reserves are hitting owners with big assessments right now, which is depressing prices in those specific buildings. The way to handle it is due diligence: buy into well-funded buildings, avoid the distressed ones, and negotiate price where appropriate.

Need a reserve-situation read on a specific Broward building?

Send Griff the building name or address — he'll pull the SIRS status, milestone inspection history, and any known special assessments within 24 hours.

Last verified April 2026