By Laura Galeano
Florida’s condominium laws have seen significant reform in recent years, particularly following the devastating Surfside condo collapse in 2021. The introduction of Senate Bill 4-D and its amendment in Senate Bill 154 brought critical attention to the structural integrity and financial health of condominium buildings. These laws now require Structural Integrity Reserve Studies (SIRS) every ten years for buildings three stories or higher, along with milestone inspections for older buildings. While these measures are a step forward, they fall short of addressing the full scope of challenges facing Florida’s aging condo stock. Conducting SIRS and inspections more frequently—every five to seven years instead of every ten—would better protect residents, preserve property values, and prevent financial shocks to unit owners.
SIRS play a vital role in ensuring that condominium associations are financially prepared to address major repairs or replacements of key building components. These studies assess the expected lifespan of critical elements such as roofs, plumbing, electrical systems, and structural foundations, estimating the costs of their repair or replacement. However, the current ten-year interval between SIRS is problematic for several reasons. First, it may not account for inflation or rising material and labor costs over time. A study conducted today might project a roof replacement cost of $500,000, but after ten years of inflation and supply chain fluctuations, that cost could balloon to $750,000 or more. When reserve funds fall short due to outdated estimates, unit owners are often hit with sudden increases in monthly HOA fees or large special assessments to cover the gap.
More frequent SIRS—conducted every five to seven years—would allow associations to adjust their financial planning dynamically. This approach ensures that reserve funds remain aligned with current market conditions and inflationary pressures. By catching potential shortfalls earlier, associations can gradually increase monthly contributions to reserves rather than imposing drastic fee hikes all at once. For unit owners, this means greater financial predictability and fewer unpleasant surprises.
In addition to financial planning benefits, conducting SIRS more frequently can help identify maintenance issues before they escalate into costly repairs. For example, a minor water intrusion issue detected during a reserve study might cost $10,000 to fix today but could lead to extensive structural damage costing hundreds of thousands if left unaddressed for several years. Early detection through more frequent studies not only saves money but also protects the long-term safety and integrity of the building.
Inspections are equally critical for ensuring the physical safety of condominium residents. Florida’s unique climate—characterized by high humidity, salt air near coastal areas, and frequent hurricanes—accelerates wear and tear on building structures. The milestone inspection process currently requires buildings 30 years or older (or 25 years for those within three miles of the coast) to undergo structural evaluations every ten years thereafter. While this timeline aligns with some industry standards, it may not adequately account for Florida's harsh environmental conditions or the aging infrastructure in many communities.
Requiring milestone inspections every five to seven years instead of every ten would better align with the realities faced by Florida condominiums. These inspections assess whether buildings meet current safety standards and comply with updated building codes. More frequent evaluations would allow engineers to identify vulnerabilities early on—such as cracking concrete or corroded rebar—that could compromise structural stability if left unchecked. Addressing these issues sooner rather than later not only enhances safety but also reduces long-term repair costs.
The benefits of these proposed changes extend beyond safety and financial preparedness; they also preserve property values over time. Well-maintained buildings with robust reserve funds are far more attractive to prospective buyers than those with deferred maintenance issues or looming special assessments. In today’s competitive real estate market, transparency about a building’s structural health and financial stability is increasingly important. Buyers are more likely to invest in properties where they feel confident that future expenses have been anticipated and accounted for.
Critics may argue that increasing the frequency of SIRS and inspections will impose additional costs on condominium associations and unit owners in the short term. While this concern is valid, these costs should be viewed as an investment in long-term safety and financial stability rather than as a burden. Associations can mitigate expenses by negotiating group rates with inspection firms or exploring cost-sharing arrangements with neighboring buildings. Additionally, spreading out smaller increases in reserve contributions over time is far less disruptive than imposing sudden large assessments when unexpected repairs arise.
Another challenge is ensuring there are enough qualified professionals—such as engineers and architects—to conduct these additional studies and inspections. To address this issue, Florida could invest in training programs or provide incentives for professionals specializing in condominium safety assessments. Expanding this workforce would not only support compliance with stricter requirements but also create jobs in a growing field. This would be akin to what was untaken post-Hurricane Andrew as part of the changes to the Florida Building Code.
While legislative changes to the condo laws began in 2022, it represented progress, however they do not go far enough to address the risks posed by aging infrastructure and rising repair costs in Florida condominiums. Requiring SIRS every five to seven years instead of every ten would ensure that reserve funds reflect current market conditions while catching maintenance issues early enough to prevent catastrophic failures or exorbitant repair bills. Similarly, conducting milestone inspections more frequently would enhance resident safety by identifying structural vulnerabilities before they become emergencies.
These reforms would provide tangible benefits to unit owners: greater financial predictability through gradual adjustments to HOA fees; increased transparency about their building’s condition; improved resale values due to proactive maintenance; and most importantly, peace of mind knowing their homes are safe.
As Florida continues to grapple with its aging condominium stock and unique environmental challenges, proactive measures are essential. Strengthening inspection timelines and reserve study requirements will protect residents’ lives while preserving their investments for generations to come. By taking action now, Florida can set a national standard for responsible condominium management—one that prioritizes both safety and sustainability without placing undue burdens on unit owners.
The time has come for Florida lawmakers to build on recent reforms by mandating more frequent SIRS and inspections. These changes will not only safeguard lives but also ensure that owning a condominium remains a sound financial investment in one of the country’s most desirable states.
Sources:
University of Miami Law Review: https://repository.law.miami.edu/cgi/viewcontent.cgi?article=4703&context=umlr
Beryl Project Engineering: https://berylprojectengineering.com/structural-integrity-reserve-study/
Condo Control Blog: https://www.condocontrol.com/blog/reserve-study-requirements-by-state/