By Chris Little and Spenser Pollard, Co-Founders of Black Flag Roofing | Naples, FL | Last reviewed: October 2026
If you serve on a condo board or manage condominium properties in Naples, Fort Myers, Marco Island or anywhere in Southwest Florida, the roof has probably come up more often in board meetings lately. Florida's structural integrity reserve study requirements put the roof on the list of components every covered association must study, fund and plan for.
This guide explains what the law requires, how the roof fits into a structural integrity reserve study, how it connects to milestone inspections, and what boards and property managers can do now to plan roof work without surprises.
Quick Answer: Does a Florida Condo Reserve Study Include the Roof?
Yes, a Florida structural integrity reserve study must include the roof. Under Florida Statute 718.112, condominium buildings three habitable stories or higher must have a structural integrity reserve study, often called a SIRS, that covers the roof along with the structure, fireproofing, plumbing, electrical systems, waterproofing, windows and exterior doors. The study must be performed or verified by a licensed engineer, a licensed architect, or a certified reserve specialist or professional reserve analyst, and repeated at least every 10 years.
This article is general information, not legal advice. Associations should work with their community association attorney, engineer or reserve professional on compliance questions.
What Is a Structural Integrity Reserve Study in Florida?
A structural integrity reserve study is a study of the major components that keep a condominium building safe and sound. It estimates each component's remaining useful life and replacement cost, then recommends how much the association should set aside in reserves to pay for that work.
Florida created the requirement in 2022, after the Champlain Towers South collapse in Surfside, as part of a broader effort to make sure condominium associations plan and fund major repairs instead of deferring them. The requirement lives in Florida Statute 718.112, the section of Florida's Condominium Act that governs association bylaws.
Does a Florida SIRS Include the Roof?
Yes. The roof is the first item on the statute's list. At minimum, a structural integrity reserve study must cover:
- Roof.
- Structure, including load-bearing walls and primary structural members.
- Fireproofing and fire protection systems.
- Plumbing.
- Electrical systems.
- Waterproofing and exterior painting.
- Windows and exterior doors.
- Any other item whose deferred maintenance or replacement cost exceeds $25,000, adjusted for inflation, and that would negatively affect the items above.
For many Southwest Florida condominium buildings, the roof is one of the largest single items in the study, and one of the most exposed to wind, rain, heat and salt air.
Which Condo Buildings Need a Structural Integrity Reserve Study?
The SIRS requirement applies to each building on condominium property that is three habitable stories or higher. Buildings under three stories are excluded, as are certain single-family through four-family dwellings with three or fewer habitable stories above ground.
In Southwest Florida, that means mid-rise and high-rise condominium buildings in places like Naples, Marco Island, Bonita Springs, Fort Myers and Fort Myers Beach are typically covered, while many low-rise garden-style condo communities are not.
What About HOAs?
The SIRS requirement in Florida Statute 718.112 applies to condominium associations. Homeowners' associations governed by Chapter 720 of Florida law have their own, different requirements for budgets and reserves. HOA boards should confirm their obligations with their association attorney.
When Is a Florida Condo Reserve Study Due?
Associations that existed on or before July 1, 2022 and are controlled by unit owners were required to complete their structural integrity reserve study by December 31, 2025.
An association whose milestone inspection was due by December 31, 2026 may complete its SIRS together with the milestone inspection. Even then, the statute says the study may not be completed after December 31, 2026.
After that, the study must be completed at least every 10 years. An updated study is also required before the association adopts a budget whose reserve funding no longer matches the most recent study.
If your association has not yet completed its study, talk with your community association attorney and reserve professional promptly.
Who Can Perform a Structural Integrity Reserve Study?
Under Florida law, the study must be performed or verified by one of the following:
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An engineer licensed in Florida.
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An architect licensed in Florida.
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A person certified as a reserve specialist or professional reserve analyst by the Community Associations Institute or the Association of Professional Reserve Analysts.
A roofing contractor does not perform a SIRS. Where a roofer can help is by providing current, detailed information about the roof's condition, repair history and likely replacement scope, which the engineer, architect or reserve professional can use in their analysis.
How Does the SIRS Affect Roof Reserves and Assessments?
The reserve study doesn't just document the roof. It drives how the association funds it. Key funding rules under Florida Statute 718.112 include:
- Reserve funding for items in the study must be based on the study's findings.
- Associations must maintain reserves for roof replacement, building painting and pavement resurfacing.
- For budgets adopted on or after December 31, 2024, unit owners can no longer vote to waive or reduce reserves for items included in the structural integrity reserve study.
- Reserves can be funded through regular assessments, special assessments, lines of credit or loans, with special assessments, credit lines and loans requiring a majority vote of the total voting interests.
- For budgets adopted on or before December 31, 2028, after a milestone inspection, a board may pause reserve contributions for up to two consecutive budgets with majority approval of the total voting interests, subject to the conditions in the statute.
- For budgets adopted on or after December 31, 2024, reserve funds for SIRS items may only be used for the components they were reserved for.
For boards, that means a realistic roof estimate isn't optional. An underestimated roof can leave the association short when replacement comes due, and an overestimated one can raise assessments unnecessarily.
How Are Milestone Inspections Different From a Reserve Study?
Milestone inspections and reserve studies are related, but they answer different questions.
A milestone inspection, required under Florida Statute 553.899, is a structural safety inspection performed by a licensed architect or engineer. It applies to condominium and cooperative buildings three habitable stories or more in height. The first inspection is due by December 31 of the year the building reaches 30 years of age, then every 10 years after that.
Local enforcement agencies can require the first milestone inspection at 25 years instead of 30, based on local conditions such as proximity to salt water. That's especially relevant for coastal buildings in Collier and Lee Counties.
Here's how the two compare:
- A milestone inspection looks at structural safety right now. A reserve study looks at what major components will cost to repair or replace over time.
- A milestone inspection must be done by a licensed architect or engineer. A reserve study can be performed or verified by an engineer, architect, or certified reserve specialist or professional reserve analyst.
- The milestone inspection statute focuses on structural components. The reserve study statute specifically lists the roof.
What Roof Information Helps a Condo Reserve Study?
The better the roof information you bring to your reserve professional, the more accurate the study. Before or during your SIRS, gather:
- Roof permit records showing when each building's roof was last fully replaced.
- The roof system type for each building, such as tile, metal, TPO, PVC, modified bitumen or built-up roofing.
- Recent roof inspection findings, including photos of problem areas.
- A history of leaks, repairs and storm damage over the past several years.
- Drainage conditions, especially on flat and low-slope roofs where water can pond.
- A current, itemized estimate of replacement scope from a licensed roofing contractor.
Roofs with regular inspections and maintenance records give reserve professionals a clearer picture of remaining useful life, which helps boards plan contributions with more confidence.
Planning a Condo Roof Replacement in Southwest Florida
When the reserve study shows a roof replacement on the horizon, early planning makes the project easier on the board, the manager and the residents.
Step 1: Get a Current Roof Assessment
Have each building's roof inspected so replacement timing and scope reflect today's condition, not just the original installation date.
Step 2: Align the Roof Plan With Your Reserves
Share roof findings and estimates with your reserve professional so the study, the budget and the roof plan match.
Step 3: Plan Phasing and Scheduling
Multi-building communities often replace roofs in phases. Many associations also prefer to schedule major roof work outside the peak of hurricane season, June 1 through November 30, where timing allows.
Step 4: Communicate With Residents
Clear notices about schedules, staging, parking, noise and safety reduce complaints and keep the project moving.
Step 5: Put Maintenance on the Calendar
After replacement, a maintenance plan with scheduled inspections helps document roof condition for the next reserve study.
Why Southwest Florida Condo Roofs Need Extra Attention
Coastal condominium roofs in Southwest Florida face a combination of conditions that can shorten roof life and raise maintenance needs:
- High winds during hurricane season stress edges, flashing and rooftop equipment.
- Heavy summer rain tests drainage on flat and low-slope roofs, where ponding water can shorten membrane life.
- Constant heat and UV exposure age membranes, coatings and sealants.
- Salt air on Marco Island, along the Naples and Fort Myers Beach shorelines and near the Gulf corrodes fasteners and metal components over time.
These are exactly the conditions a reserve study needs to account for when estimating remaining useful life.
How Black Flag Roofing Helps Condo Boards and Property Managers
Black Flag Roofing is a locally owned, Florida-licensed roofing contractor based in Naples. We work with condominium associations, HOAs, property managers and portfolio owners across Lee and Collier Counties on roof inspections, repairs, replacements and yearly maintenance.
For associations working through reserve studies, we can:
- Inspect each building's roof and document its current condition.
- Help gather roof permit dates and repair history.
- Provide an itemized replacement scope your board, manager and reserve professional can use.
- Plan phased replacements across multiple buildings.
- Set up a tiered maintenance plan to keep the roof documented between studies.
We don't perform reserve studies or engineering. We give the professionals who do the roof information they need, with an owner as your direct contact throughout. Learn more about our HOA and condo roofing services and roof maintenance plans.
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Frequently Asked Questions About Florida Condo Reserve Studies and Roofs
Does a Florida condo reserve study include the roof?
Yes. Florida Statute 718.112 lists the roof first among the components a structural integrity reserve study must cover, along with structure, fireproofing, plumbing, electrical, waterproofing, and windows and exterior doors.
Which Florida condos need a structural integrity reserve study?
Condominium buildings three habitable stories or higher must have a structural integrity reserve study. Buildings under three stories and certain small one- to four-family dwellings are excluded.
When was the Florida SIRS deadline?
Associations that existed on or before July 1, 2022 and are controlled by unit owners had to complete their study by December 31, 2025. Associations combining the study with a milestone inspection due by December 31, 2026 must complete it no later than December 31, 2026. After that, a new study is required at least every 10 years.
Can a condo association waive roof reserves in Florida?
For budgets adopted on or after December 31, 2024, unit owners can't vote to waive or reduce reserves for items included in the structural integrity reserve study, which includes the roof. Associations should confirm their specific situation with their attorney.
Can a roofing company do a structural integrity reserve study?
No. The study must be performed or verified by a licensed engineer, a licensed architect, or a certified reserve specialist or professional reserve analyst. A roofing contractor can provide roof condition information and replacement estimates to support the study.
How often should a condo roof be inspected in Florida?
Many commercial and condominium roofs are inspected at least twice a year, typically in spring and fall, plus after major storms. Regular inspections also create the condition records that make reserve studies more accurate.
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Give Your Board Roof Information It Can Plan Around
A reserve study is only as good as the information behind it. Talk with Black Flag Roofing about inspecting your community's roofs, and one of our owners will help you build a clear, realistic roof plan.
Request a Commercial Estimate: call (239) 449-3387.
