Skip to content
Cape Coral, FL (239) 766-6613
Condominium Roof Reserve & SIRS Reporting in FL — Roof Wars

Reserve & SB 4-D Division · Statewide Florida

Condo Roof Reserves & SIRS Inspections in Florida (SB 4-D)

Starting in 2026, Florida's SB 4-D bars condominium boards three stories and taller from waiving or underfunding roof reserves, and every such building must have a Structural Integrity Reserve Study (SIRS). A reserve study is only as good as the roof numbers feeding it — so Roof Wars delivers milestone-ready roof condition reports and honest remaining-life and replacement-cost inputs your reserve specialist can plug straight into the SIRS.
Request a Board ProposalCall (239) 766-6613
  • 129 SWFL buildings re-roofed
  • GAF Certified
  • Licensed & Insured
  • Xactimate Documentation

Proven On The Ground

Communities We Have Roofed

Every community below is a real Roof Wars job with a documented case study — not a stock photo. This is the work your board can verify before it signs anything.

Royal Arms

Flat Roofing
Scope
56 buildings

56 buildings, whole-association re-roof. Flat roofs + shingle mansards + standing seam mansards.

View the case study

Tripoli Boulevard Community

Tile
Scope
50 buildings
Roofing
2,500 squares

50 buildings, 2,500 squares of tile-to-tile replacement in Punta Gorda.

View the case study

Coach Homes 2

Tile
Scope
22 buildings
Roofing
2,057 squares

The largest phase of Coach Homes — 22 buildings of tile roofing at the Bay Association.

View the case study

Lingside Condominiums

Shingle
Scope
1 building
Roofing
800 squares

800 squares of shingle replacement on a 3-story North Port condominium.

View the case study
View Full Portfolio

The Compliance Picture

What SWFL Associations Face

SB 4-D and the related condominium-safety statutes changed the rules for every three-story-plus condominium in Florida. The parts that matter for a roof line item:

  • Full reserve funding is mandatory. Boards can no longer vote to waive or partially fund reserves for the roof and other structural components once a SIRS is in place.
  • The SIRS is required. A Structural Integrity Reserve Study must estimate the remaining useful life and replacement cost of the roof (among other components) so the reserve is funded to reality, not to a guess.
  • The milestone inspection has a clock. The structural milestone-inspection trigger is 25 years for buildings within three miles of the coast and 30 years inland — and a roof at or near the end of its service life is one of the first things that inspection surfaces.
  • The 25% rule reshapes scope. When more than 25% of a roof section is replaced, Florida requires that section be brought to current code — which can change the assembly, and the number, that belongs in the reserve study.

None of this depends on where in Florida your association sits — it is statewide law. What we add is the field data underneath it: an on-roof assessment, a defensible remaining-life estimate, and a replacement-cost figure grounded in what re-roofs actually cost right now, so your reserve study and your milestone inspection agree with each other instead of surprising the board later.

Funding The Reserve

Maintenance That Funds Your Next Roof.

Armor Shield gives your board documented annual maintenance plus a Roof Savings Account that credits your fees toward future replacement — turning a recurring line item into a growing reserve while SB 4-D raises the pressure to fully fund one.

  • Documented Annual Inspections
  • Roof Savings Account Credit
  • Priority Storm Response
Explore Armor ShieldRoof Savings Account
Licensed & Insured · CCC1332867
GAF Certified
5.0 · 11 Google reviews
Reserve-Ready Condition Reports
Milestone Inspection Support

The Record

Communities On The Record

We would rather show you the buildings than a wall of anonymous quotes. Each line below is a real, named community we put our name on.

Board Questions

Questions Boards Ask Us

Does a Roof Wars condition report satisfy the SIRS requirement by itself?
No — and any roofer who says so is overreaching. A SIRS is produced by a licensed engineer or architect (or another qualified reserve professional) and covers several structural components, not just the roof. What we provide is the roof-specific input that study depends on: condition, remaining useful life, and replacement cost. We hand your reserve professional numbers they can defend rather than estimate from a desk.
Our reserves were waived for years. How do we fund a re-roof now?
This is the most common board conversation we have. The usual paths are funding from existing reserves, a special assessment, association financing, or a blend of all three phased over multiple budget years. Because SB 4-D removes the option to keep waiving, the practical move is to get a real replacement-cost number now and build the runway deliberately — which is exactly what our Roof Savings Account is designed to do while the roof still has life left.
How does the milestone inspection interact with the roof?
The milestone inspection is a structural review triggered at 25 years near the coast or 30 years inland. A roof that is leaking or past its service life tends to show up as secondary damage — moisture intrusion, deck deterioration — during that review. Getting an honest roof condition report ahead of the milestone lets the board plan the replacement on its own timeline instead of reacting to an inspection finding under deadline pressure.
Does full-reserve funding apply to our HOA, or only condominiums?
The SB 4-D SIRS and reserve mandates are written for condominium and cooperative buildings three stories and taller. Many HOA-governed communities are not captured by those specific requirements — but the underlying financial logic still holds, and boards of every kind are tightening reserve practices in response. We will tell you plainly which rules bind your community rather than selling you compliance you do not need.

Board & Property-Manager Intake

Request a Proposal for Your Association

Tell us about your community and a Roof Wars specialist will follow up within one business day with a clear scope and budgetary numbers your board can act on.

Request an Association Roof Evaluation

Free evaluations for condo and HOA boards, property managers, and community associations. A Roof Wars specialist follows up within one business day with a clear scope and budgetary numbers your board can act on.

By providing your number you consent to be contacted by Roof Wars about your request. Message/data rates may apply.

Or call directly: (239) 766-6613

Prefer to talk it through first? Call (239) 766-6613.

Armor Shield MaintenanceRoof Savings AccountCondo & HOA AssociationsNaples Condo RoofingPunta Gorda CondoPort Charlotte Condo

Give Your Board a Roof Partner That Shows Up.

Multi-building coordination, board-ready documentation, and storm-day priority.

Request a Proposal(239) 766-6613
Call (239) 766-6613Request Proposal