Understanding the Differences Between CRRS and SIRS

Understanding the Differences Between CRRS and SIRS

In the wake of the tragic Surfside condominium collapse in 2021, Florida has taken major steps to improve condo safety and financial planning. One of the most significant changes is the introduction of mandatory Structural Integrity Reserve Studies (SIRS). At the same time, most Florida condo associations are already accustomed to conducting a traditional Comprehensive Reserve Study (CRRS). But now, the big question is: what’s the difference between CRRS and SIRS and do you need both?

What is a CRRS?

A Comprehensive Reserve Study (CRRS) is a financial planning tool that projects the cost of repairing or replacing major common elements over the next 30 years. It’s designed to help condo associations avoid budget shortfalls, special assessments, and deferred maintenance. Key features include:

• Evaluates all major components (e.g., roofing, paint, paving, pools, elevators, windows).
• Provides a funding plan to keep reserves healthy over the long term.
• Typically updated every 3 years, with on-site inspections.
• Helps maintain property value and plan predictable assessments.

This type of study has long been used by associations across the U.S. to maintain financial health, but it doesn't necessarily focus on the safety or integrity of critical structural components.

What is a SIRS?

A Structural Integrity Reserve Study (SIRS) is a new type of study now required by Florida law (SB 4-D) for condo and cooperative associations of buildings 3 stories or higher. The law mandates that associations must complete their first SIRS by December 31, 2024. Key features include:

• Focuses only on structural and safety-critical components.
• Includes inspection of:
  
  • Roof
  • Load-bearing walls & structural framing
  • Foundation
  • Floors
  • Electrical systems
  • Fireproofing and fire protection systems
  • Plumbing
  • Windows
  • Any other element impacting structural integrity
• Requires analysis by a licensed engineer or architect.
• Determines remaining useful life and replacement costs.
• Helps ensure buildings are safe for continued occupancy.

Unlike a general reserve study, the SIRS is about life safety, not just long-term budgeting.

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Why Florida Condo Boards Must Pay Attention

If your building is 3 stories or higher, you must comply with the SIRS requirement by the end of 2024. Failing to do so could result in penalties, insurance issues, and risk to residents' safety. That said, your SIRS does not replace a traditional reserve study, it complements it. You still need a broader financial plan to fund the non-structural components like paint, pavement, fencing, and clubhouse amenities.

When Should You Do Both?

Here’s the rule of thumb:

• Use the SIRS to ensure your building is structurally safe, compliant, and properly funded.
• Use the CRRS to ensure your budget supports all the other common elements and amenities.

Doing both gives your association a complete picture of financial health and physical safety.

Final Thoughts

In Florida’s new regulatory landscape, understanding the difference between CRRS and SIRS isn’t just good practice, it’s critical. Condominium boards now carry even greater responsibility for ensuring both the structural safety and financial stability of their communities. At Building Reserves, we’re helping Florida condo associations navigate this shift with clarity, compliance, and confidence. Whether you need a traditional reserve study, a legally compliant SIRS, or both; we’ve got the expertise to guide you through every step.

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Written by James Newby, Architectural Engineer