The SIRS Countdown Checklist

The first SIRS deadline, December 31, 2025, has already passed for associations that existed on or before July 1, 2022. December 31, 2026 only applies when the study is paired with a milestone inspection due by then. This checklist lays out which of your buildings are actually on the clock, statute by statute, plus the insurance-readiness items compliance paperwork does not cover.

Written by James Coyne, a Florida licensed public adjuster who spent years on the carrier side first. Educational, forwardable, and built for board packets.

Which buildings are on the clock

The three-habitable-story trigger, the 30-year milestone (25 where your local building department requires it), and how to inventory your portfolio in one sitting.

What the SIRS must cover

Every required component, from roof and primary structure to waterproofing, plus the $25,000 catch-all, and who is allowed to perform the study.

The reserve rules that changed

Fully funded structural reserves with no more waiving, and the 365-day repair clock that starts the day a Phase 2 report lands.

Insurance readiness most boards miss

Pre-loss documentation, percentage deductibles, coinsurance, and the one-year claim-notice deadline that kills valid claims.