Home/Seller guides/What does a seller need to know about the SIRS and reserve study?

Florida condo seller records

What does a seller need to know about the SIRS and reserve study?

Short answer

As a seller, focus on production rather than interpretation: locate the study, confirm its date and building scope, and assemble the adopted budget, reserve balances, assessments, and minutes documenting what the association decided afterward.

Last verified August 12, 2026

Prepare records without interpreting them

Organize the complete record available from the association and describe dates, titles, balances, votes, and notices accurately. Leave technical findings to a licensed engineer and legal effect to counsel.

The buyer study guide helps identify the document under review; this guide focuses on records a seller can prepare for the transaction. Counsel should explain any legal production or disclosure duty.

What Florida law calls a SIRS

Section 718.112 states that a residential condominium association must complete a structural integrity reserve study at least every 10 years after the condominium’s creation for each building on the property that is three habitable stories or higher, subject to the statute’s terms and exclusions. The study includes a visual inspection and statutory reserve analysis; a licensed engineer or other qualified professional should explain the technical record.

Put four records in one file

Record	Seller fact to confirm
Study	Date, building scope, author, and complete copy
Adopted budget	Period, reserve line items, and adoption record
Reserve balances	Dated balances and association source
Later minutes and notices	Documented votes, projects, assessments, and updates

When the file is incomplete

Do not guess why a study is absent, dated, or different from the current budget. Ask the association for its current written status and provide that response with the dated records. Counsel can address disclosure duties; a licensed engineer can address technical scope.

The inspection comparison compares a structural inspection with a reserve study; this decision is the seller’s file.

Complete the seller file

The buyer checklist covers the buyer’s broader document set; this guide focuses on preparing the available SIRS and related association records. Return to the condo seller hub for the full pre-listing file.

What does a seller need to know about the SIRS and reserve study?

Know whether the association has a current study for the building, its date and scope, and which later budgets, reserve balances, minutes, and notices document the association’s response.

Does the seller interpret the SIRS?

No. The seller produces the available record and states documented facts. A licensed engineer interprets technical findings, while counsel and the association address legal and governance questions.

How often does Florida law require a SIRS for a covered condo?

Section 718.112 states that a residential condominium association must complete one at least every 10 years after creation for each covered building three habitable stories or higher, subject to the statute’s terms and exclusions.

Which records should accompany the study?

Prepare the adopted budget, current reserve balances, applicable assessment records, and minutes or notices documenting decisions made after the study.

What if the study is missing or old?

State what the association records actually contain, request the current status in writing, and route statutory or technical conclusions to counsel, the association, or a licensed engineer.

Evidence ledger

Read the sources.

Education only—not legal, tax, lending, engineering, or title advice. Association records, contracts, statutes, and professional guidance control the result.

Direct broker guidance

Bring the complication.
Build the sale plan.

Call (561) 929-5276 or email Alexandradupont7@gmail.com. You reach Alexandra directly.

Talk to Alexandra ↗