The dates in order
| Date | What it means |
|---|---|
| Jul 1, 2022 | Associations existing on or before this date fall under the catch-up deadline below. |
| Dec 31, 2024 | Budgets adopted on or after this date may not waive or cut SIRS reserves in an owner-controlled association. |
| Jul 1, 2025 | HB 913 takes effect: three habitable stories, the $25,000 threshold, pooled accounts and credit lines. |
| Dec 31, 2025 | First SIRS due for existing owner-controlled condominium associations. |
| Feb 1, 2026 | The division posts the inflation-adjusted threshold, and again every February 1. |
| Dec 31, 2026 | Outside date when the SIRS is combined with a milestone inspection. No SIRS may be later. |
| Dec 31, 2028 | Last budget year for the post-milestone pause on reserve contributions. |
Who the 2025 deadline caught
Paragraph (g)7 reaches every owner-run association (not one still under developer control) that was already in existence by July 1, 2022. They owed a completed SIRS by December 31, 2025. An association that also owed a milestone inspection by December 31, 2026 could do the two together and finish the SIRS with it, but the statute is blunt about the outside date: no SIRS may be completed after December 31, 2026.
Newer buildings follow the general rule of a SIRS at least every 10 years after the condominium's creation, and the developer must provide a turnover inspection report before handing control to owners under (g)6.
After the report arrives
- 45 days, owners. Give each owner a copy of the study, or a notice that it is available on written request (g)11.
- 45 days, the state. Send the Division of Florida Condominiums, Timeshares, and Mobile Homes a statement that the study is complete and has been distributed, on the division's form (g)12.
- Affidavit. An officer or director signs an affidavit acknowledging receipt of the completed study (g)10.
Willfully and knowingly failing to complete a SIRS is a breach of an officer's or director's fiduciary duty under (g)10. That is personal exposure for board members, which is why most boards treat the deadline as fixed.
What HB 913 changed
HB 913 passed in 2025 and took effect on July 1, 2025. Read with the House staff analysis, these are the changes that matter to a SIRS:
- Height. The study applies to buildings of three habitable stories or more, as the Florida Building Code measures them. Four-family dwellings of three or fewer habitable stories are left out.
- Item h threshold. The catch-all item rose from $10,000 to $25,000, indexed each year by the division.
- Pooled reserves. Reserves for two or more SIRS items may be held in one pooled account.
- Credit lines. Owners may fund the reserve schedule with a secured line of credit by a majority of total voting interests. See funding and the no-waiver rule.
- Milestone overlap. A milestone inspection from the past five years can replace the SIRS visual inspection, and after a milestone inspection the SIRS may be delayed for up to two consecutive budget years.
- Conflicts. A design professional or contractor bidding for the SIRS must disclose in writing any intent to bid on the repairs it may recommend.
- A standard form. The division adopts the SIRS form by rule with the Florida Building Commission (g)13.
The 2026 session
A further bill, SB 722, never left committee; the Senate records it as dead on March 13, 2026 (Florida Senate). The 2026 statutes still carry technical amendments under chapter 2026-14 in their history notes, but the SIRS rules a board works to are the HB 913 rules described here. If a specific deadline is in doubt, check with the association's attorney.
Cooperatives read differently
The co-op statute, s. 719.106(1)(k), still prints a December 31, 2024 date for existing co-ops alongside the same December 31, 2026 outside date. The co-op page covers the differences.