Structural Integrity Reserve Study (SIRS)

Safeguard your property’s future with our comprehensive Structural Integrity Reserve Study (SIRS). Equip yourself with insights for strategic maintenance and long-term structural preservation.

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What is a Structural Integrity Reserve Study (SIRS)?

A Structural Integrity Reserve Study (SIRS) is a newly developed form of reserve study, required by Florida Statue SB 4D and revised by SB 154 in June of 2023, that is designed to ensure that Condominium Associations, as well as Cooperatives, are reserving funds for the long-term maintenance and necessary replacement of critical structural elements in their buildings. This new state statute adds teeth to the rule and enforces early funding and enforcement attributes statewide.

A Structural Integrity Reserve Study (SIRS) is a comprehensive assessment and planning tool that examines the structural health of buildings, specifically targeting condominiums and cooperative structures of three or more stories in Florida. The study provides a thorough evaluation of critical components. There are eight structural elements inspected in this study:

Roof
Structural Systems
Fireproofing & Fire Safety
Exterior Painting & Water Proofing
Plumbing
Electrical Systems
Windows & Exterior Doors (as per the governing documents)
Other elements over $10,000 that have an impact on the structural integrity of the building

The eight elements must be separately accounted for in the reserve study. Funds for repairs cannot be waived by agreement or vote of the board and must be collected according to the schedule for replacement. The funds can only be used for that specific named purpose and cannot be pooled.

Why is SIRS Important?

Structural integrity is the cornerstone of building safety, longevity, and value. A SIRS empowers property owners, managers, and associations to make informed decisions about ongoing maintenance, repairs, and budget allocations. By identifying potential issues early and estimating costs accurately, SIRS helps prevent emergency situations, costly replacements, and unexpected financial burdens. It fosters proactive planning that aligns with building codes and standards, ensuring both safety and fiscal responsibility.

Who Might Need a SIRS?

SIRS is essential for a range of stakeholders, including:

SIRS is required by all three-story condominium associations and cooperatives in Florida.
Condominium and Cooperative Associations which are three stories or more will require their first SIRS on or before December 31, 2024 and then every 10 years after.
This applies to all that were a condominium or cooperative on or before July 1, 2022
Developers will be required to perform a SIRS prior to turning over the property.

SIRS and Senate Bill 4D

The recent passage of Senate Bill 4D amplifies the significance of SIRS, particularly in Florida. The bill introduces milestone inspections for condominium and cooperative buildings, emphasizing structural integrity assessments. SIRS aligns seamlessly with these requirements, ensuring that buildings comply with the new regulations. By conducting a SIRS, property owners and associations can proactively address potential issues, fulfill legal obligations, and enhance overall building safety.

Frequently Asked Questions

How long does a Structural Integrity Reserve Study (SIRS) typically take to complete?

The duration of a SIRS can vary based on the size and complexity of the building. Generally, it may take a few weeks to conduct a thorough assessment and prepare a comprehensive report.

Can SIRS help with property value assessment?

Yes, SIRS provides valuable insights into the condition of key structural components, which can influence property value assessments and potential buyers’ confidence.

How does SIRS relate to property insurance?

SIRS can be beneficial for property insurance assessments as it offers a comprehensive overview of the property’s structural health, helping insurers determine risk factors and coverage.

Is SIRS required by law?

Yes. It went into law as SB 4D, July 1 of 2022, and was updated by SB 154 June of 2023.

Can SIRS identify potential safety hazards?

Absolutely, SIRS identifies structural weaknesses and potential hazards, allowing for timely repairs and preventive measures to ensure occupant safety

Ray Engineering, Inc. designed our Property Condition Assessment to determine the present physical condition of the project and its improvements. We help determine any future anticipated issues, which may result in a financial risk or liability.

The PCA process includes:

A visual walk-through to observe the existing conditions.
Review of the available construction documentation, public records and current budgets.
Deciphering the information gathered and presenting it with intelligence for repair or further detailed review if the issues cannot be determined through visual observation alone.

Property Condition Reports contain a property description (site, buildings, history and maintenance) and a review of the following building components:

Site Improvements (Access, Parking, Paving/Drainage, Walks/Curbs, Utilities, Lighting, Landscaping/Irrigation, Fences/Walls, Signage and Disabled Accessibility/ADA).
Building Improvements (Foundation, Structure, Floor Construction, Exterior Wall Construction, Roof and Canopy Construction, Windows, Doors, Balconies/Terraces, Stairs, Interior Floors & Walls and Appliances/Cabinets, Disabled Accessibility/ADA)
Building Mechanical, Plumbing & Electrical Systems (HVAC, Plumbing, Electrical, Vertical Transportation, Fire Protection/Life Safety Systems)
Tenant Spaces (Interior Finishes, Kitchen Appliances, HVAC, Plumbing/Fixtures, Electrical, Fire Protection/Life Safety Systems)
Other Issues (e.g., Fixtures, Furnishings and Equipment (FF&E) for hotels, more detailed mechanical studies, more detailed ADA surveys, etc.) — these issues can be included in a property condition report, but must be discussed prior to being proposed.

Department of Community Affairs Projects are ones in which we perform various duties which may include Pre-Construction Analysis, Construction Monitoring, and/or Final Inspections.

Forensic Engineering is essentially the investigation of materials, products or structures that fail or do not operate or function as intended causing personal injury or property damage. The field also deals with retracing the process and procedures leading to accidents or structural failures.

Ray Engineering has performed forensic evaluations for over 30 years in the civil and structural engineering field. We also provide expert testimony in dispute resolution including settlement discussions, mediation arbitration and trial in court.

Typical services include:

Review of plans and specifications to ensure completeness and conformance with current codes and standards.
Cost analysis to ensure construction budgets are sufficient to construct the projects as defined by the contract documents.
Conduct periodic site inspections to monitor construction progress and ensure conformance with plans and specifications.
Monitor construction progress for compliance to plans and specifications and provide a letter of acceptance upon completion of work.
Prepare detailed written reports for all services noted above.

Preparation of design plans and specifications for structural restoration.
Monitoring of the restoration work.
Certification of restoration work.
Review and analyze structural concerns including settlement problems, exterior deck, handrail or walkway problems, roof leaks or problems that could impact the structural integrity of a building.
Evaluate drainage issues and suggest corrective measures.

Commercial/Residential/Office Buildings

The purpose of the Physical Needs Assessment is to identify and provide cost estimates for the following key items:

Immediate Physical Needs – repairs, replacements and significant maintenance items which should be done immediately.
Physical Needs Over the Term – repairs, replacements and significant maintenance items which will be needed over the term of the mortgage and two years beyond.

As part of the process, instances of deferred maintenance are also identified.

The assessment is based on the evaluator’s judgment of the actual condition of the improvements and the expected useful life of those improvements. It is understood that the conclusions presented are based upon the evaluator’s professional judgment and that the actual performance of individual components may vary from a reasonably expected standard and will be affected by circumstances which occur after the date of the evaluation.

A Transition Study or Developer Turn-Over Report is prepared when your community is being turned over to the Home Owner’s Association by the developer. These studies are often performed in conjunction with a Capital Reserve Analysis. The study consists of a thorough inspection of the common elements of the community. The study documents any design, construction, building codes or condition defects. This study, which is conducted by a professional engineer, provides an independent expert opinion on the recommended remediation of the defects along with the estimated costs to remediate the defects.

The goal of the Transition Study is to assist the community in avoiding costly defect litigation by having the defective items corrected by the developer or reach a fair settlement.

The Transition Study includes:

A review of each of the common elements of the community
The condition of each of the common elements and a list of all of the elements that exhibit effects and require remediation, modification or replacement
Cost estimates, including labor and material for the repair or replacement
A detailed narrative report, including photographic documentation, which describes the defect or code violation and recommendations for remediation

Our engineers have the Community Associations Institute designation of Reserve Specialists.

Many associations are putting together budgets for future repairs and replacements of all common elements and this helps assist with that process. The Capital Reserve Analysis includes a review of the property with input from Board Members, Property Manager and Maintenance Supervisor

The Capital Reserve Analysis includes:

Objective
Procedures and Limitations
Property Description and Condition
Estimate of Repairs
Budget
Photographs
Review with Board Members and Property Manager