Engineer Selection & Bid Review
Edison sources 3+ qualified Florida-licensed structural engineers and helps the board select on scope and credentials, not just price.
compliance · Condo Management
Structural Integrity Reserve Study (SIRS) coordination.
Florida condominium associations three stories or more must commission a Structural Integrity Reserve Study by their statutory deadline. Edison coordinates the engineer, manages the deliverable, and helps your board build a funding plan that meets the mandate.
Florida Statute § 718.112(2)(g) · SB-4D
Applies to
Condos 3+ stories
Statute
Ch. 718 · SB-4D
Cadence
Every 10 years
Components
8 mandated
What a SIRS actually is, and why it's not a normal reserve study
A Structural Integrity Reserve Study is a Florida-specific reserve assessment created by Senate Bill 4D. It applies to condominium and cooperative buildings three stories or more, and it requires a licensed engineer or architect to inventory and price the remaining useful life of eight specific structural and life-safety components, roof, load-bearing walls, floor, foundation, fireproofing, plumbing, electrical, and waterproofing.
A SIRS is not interchangeable with a traditional reserve study. The traditional reserve study covers a broader set of community assets but isn't sufficient on its own under FL Ch. 718. Most associations now need both: a SIRS for statutory compliance, and a comprehensive reserve study for full capital planning. Edison coordinates both, sequences them, and translates the engineering findings into a fundable plan.
What Edison handles
What Edison's SIRS coordination covers
Edison doesn't perform the engineering. We handle everything around it: engineer selection, scope review, document coordination, board presentation, and the post-study funding plan.
Document & Access Coordination
Historical inspection records, building permits, prior reserve studies, and capital expenditure history assembled for the engineer.
Site Visit Logistics
Resident notification, common-area access, vendor coordination, and roof/equipment access scheduling.
Draft Report Review
Edison's accounting team reviews the draft against actual capital history and flags discrepancies for revision before final issuance.
Board Presentation Support
Board-friendly summary of findings, what's failing, what's funded, what's not, plus a recommended funding strategy.
Funding Plan Integration
SIRS components integrated into the annual budget, reserve banking strategy, and 5-year capital plan.
The process
How Edison runs a SIRS engagement
From engineer selection through board adoption, usually 90–150 days end to end.
01
Discovery & Scoping
Edison reviews governing documents, building age, last reserve study, and SB-4D filing status. Statutory deadline confirmed.
02
Engineer Sourcing
Three competing bids from FL-licensed engineers. Board approves; Edison handles contracting and access.
03
Site Work & Draft Review
Engineer performs site work. Edison reviews the draft and coordinates revisions before the final is issued.
04
Board Adoption & Funding Plan
Findings presented with a recommended funding plan. Plan integrated into the next annual budget.
Behind on your SIRS? Not sure if you're behind?
Edison's first conversation is free. We'll review your association's status against Ch. 718 / SB-4D requirements and tell you exactly where you stand.
Statutory FAQ
What boards ask about this most
Does our community need a SIRS?
If your association governs a condominium or cooperative building three stories or more (counting habitable stories above grade), yes. Buildings under three stories aren't subject to the SIRS requirement but typically still need a traditional reserve study.
When is the SIRS due?
The original SB-4D deadline was December 31, 2024 for existing buildings. Associations that missed the deadline are still subject to the requirement. New buildings have specific milestone-based deadlines tied to occupancy date.
What's the difference between a SIRS and a milestone inspection?
The milestone inspection is a structural condition assessment. The SIRS is a reserve study scoped to the structural components the milestone identifies. Many associations need both, sequenced, milestone first, SIRS second.
What are the 8 components a SIRS must cover?
Roof; load-bearing walls or other primary structural members; floor; foundation; fireproofing and fire protection systems; plumbing; electrical systems; and waterproofing and exterior painting (where related to structure).
Can our existing reserve study count?
Usually no, a traditional reserve study isn't typically scoped to the SIRS-required components and doesn't follow the same engineering standard. Some studies completed after SB-4D may be compliant if specifically scoped for it.
How much does a SIRS cost?
Typical range is $8,000–$25,000 for the engineer's work, depending on building size and complexity. Edison's coordination is included in the management agreement.
Does the SIRS require us to fully fund reserves?
The SIRS quantifies the funding need; FL Ch. 718 as amended requires associations to fund SIRS components on a pooled-or-component basis. Boards cannot waive funding for SIRS components the way they could for some traditional reserves.
What happens if we don't comply?
Non-compliance creates personal liability exposure for board members and is increasingly scrutinized in unit-sale due diligence. Edison's first step is to assess current status and build the fastest credible remediation path.
How does Edison handle this differently?
We treat the SIRS as a multi-year capital planning exercise, not a one-time filing. Engineer selection, document prep, board education, funding plan integration, and ongoing reserve banking strategy are all coordinated by the same accounting team responsible for your monthly financials.
Get started
SIRS compliance is a project, not a panic.
Tell us what you know about your building's status. We'll respond with what's required, what it costs, and how to sequence it, within one business day.