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

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. Condo and co-op buildings three or more habitable stories tall need a milestone inspection by December 31 of the year the building turns 30, then every 10 years (s. 553.899, F.S.). The local building official may require it at 25 years based on local conditions such as proximity to salt water — 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 repaired or replaced within 12 months, Florida generally requires that section be brought to current code, unless it was built, repaired or replaced under the 2007 Florida Building Code or later, in which case only the repaired or replaced portion has to (s. 553.844(5), F.S.) — which can change the assembly, and the number, that belongs in the reserve study.

Apart from that local 25-year option, 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.