If you’re buying or selling a condo in Broward or Miami-Dade County this year, there’s a compliance deadline worth knowing about beyond the usual closing costs and HOA paperwork: Florida’s Structural Integrity Reserve Study, or SIRS. Originally due at the end of 2024, the deadline has already moved once, and 2026 is shaping up to be the year many associations finally have to show their work.
What SB 4-D Actually Requires
Passed in 2022 in the wake of the Champlain Towers South collapse, SB 4-D requires condominium and cooperative associations with buildings of three or more habitable stories to complete two things: a milestone structural inspection on a schedule tied to the building’s age and coastal proximity, and a Structural Integrity Reserve Study that identifies critical reserve items — roofs, load-bearing walls, waterproofing, electrical, and plumbing — and requires associations to fund them at full strength. Boards can no longer vote to waive or underfund those specific reserve categories.
Where the Deadline Stands in 2026
The original SIRS due date was December 31, 2024. HB 913, effective July 1, 2025, extended that deadline to December 31, 2025, and narrowed the building threshold to “three habitable stories or more.” Associations whose milestone inspection is also due by December 31, 2026 are permitted to complete both studies together, with the SIRS due by that same date. Several bills to further delay or soften reserve funding requirements were introduced in the 2026 legislative session, but none passed — so for most associations, the clock keeps running. Since January 1, 2025, Florida’s Department of Business and Professional Regulation has maintained a public, searchable database of which associations have filed, which is worth checking before you write an offer.
Why the Funding Percentage Matters
A completed SIRS doesn’t just confirm an inspection happened — it shows how well the association’s reserves are funded relative to what the engineer says is needed. As a rough industry benchmark, reserves funded at 70% or more of the recommended level are considered lower risk, 30–70% often signals dues increases ahead, and anything under 30% makes a special assessment more likely. Starting this year, replacement-cost estimates for reserve items of $25,000 or more must also account for inflation, so a study that was delayed may reveal a larger funding gap than an older one would have shown.
For Buyers
Ask for the association’s most recent SIRS and milestone inspection report — not just the estoppel certificate — before you remove your inspection contingency. A building with a clean report and healthy reserve funding is a very different purchase than one staring down a special assessment next year.
For Sellers
Florida law requires associations to disclose SIRS results to current and prospective owners. Depending on where your building stands on funding, getting ahead of that conversation with your listing agent — rather than letting a buyer discover it mid-contract — can prevent a surprise at the closing table.
If you’re weighing a Broward or Miami-Dade condo purchase or sale and want help reviewing an association’s reserve study and inspection history before you move forward, feel free to reach out — I’m happy to walk through it with you.
This article is for general informational purposes only and is not legal, tax, or financial advice. Condo reserve requirements, deadlines, and building criteria can vary by association and are subject to change by the Florida Legislature. Confirm current requirements with your association’s board, a licensed Florida real estate attorney, or the Florida Department of Business and Professional Regulation (DBPR) before making a decision.