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A Structural Integrity Reserve Study (SIRS) is a Florida-mandated assessment for condominium and cooperative buildings of three or more habitable stories, enacted under SB 4-D (2022) and refined by SB 154 (2023) and HB 913 (2025). It requires the association to identify, inventory, and fund reserves for all structural and life-safety components — including the roof, load-bearing walls, floor/ceiling assemblies, foundation, fireproofing, fire protection systems, plumbing, electrical systems, and windows and exterior doors. Associations must complete a SIRS by the statutory deadline for their building age and must fund reserves consistent with the SIRS findings. [VERIFY: Confirm current statutory deadlines and component lists under the most recent FBC and Florida Statutes — requirements have been amended multiple times since 2022.]

A Phase I milestone inspection is a visual examination of a building's structural components by a Florida licensed architect or structural engineer. If the engineer finds evidence of substantial structural deterioration, the association must commission a Phase II inspection, which is a full assessment including testing and analysis of all structural systems. When Phase II finds structural deficiencies, the association must complete repairs within the timeframe set by the law and the local building official. The repair contractor must be a licensed Florida General Contractor (CGC or CBC) — the engineer specifies the repair, the GC executes it, and inspections are required before enclosure.

In Broward County's coastal building stock, the most common SIRS findings are: concrete spalling from carbonation-driven rebar corrosion (especially on balconies, soffits, and pool decks); post-tensioned slab deterioration in 1970s–1990s midrise buildings; failing waterproof membranes on balconies, plaza decks, and parking structures; and deteriorating balcony railings requiring code-upgrade replacement. Each of these requires a specific repair sequence specified by the structural engineer of record and inspected by the building department.

An owner's representative is a construction professional hired by the owner to protect the owner's interests throughout the project lifecycle — from scope development and bid management through on-site observation, pay application review, and project closeout. In South Florida, a good owner's rep combines licensed construction knowledge (understanding permits, code, and contractor obligations) with local market experience (knowing which GCs perform and which don't, what realistic costs are, and how the building department and inspection queues run). The rep is not the designer and not the contractor — they are the owner's eyes, voice, and technical backstop on the project.

A condominium association should hire an owner's rep for SIRS structural repairs in almost every case where the repair scope exceeds a few hundred thousand dollars or the board lacks construction experience. The rep ensures the scope is fully specified before the bid (avoiding low bids that compound into change orders), reviews pay applications so the association isn't paying for work not yet in place, tracks the schedule against the statutory repair deadline, and manages the closeout documentation the building department requires for the final inspection. The rep's fee is typically recovered many times over in avoided change orders alone.