Florida DBPR SIRS Reporting: 45-Day Filing and Division Database (Section 718.112(2)(g))

Quick Answer

Florida condominium and cooperative associations must tell the state when their structural integrity reserve study (SIRS) is done. The statute, section 718.112(2)(g)12., says "within 45 days after receiving" the study the association must give the Division of Florida Condominiums, Timeshares and Mobile Homes a statement that the study was completed and that owners were given or offered a copy. The Division's SIRS Reporting page says associations now do this through an online account, and the Division publishes a searchable database of what was reported.

This page covers the Division's guidance and the statutes behind it. The Division's wording and the statute's wording differ slightly on when the 45 days start, which we flag below.

At a Glance

What the Division Page and Statutes Say

The Division's page describes a SIRS as "a budget planning tool" that looks at the parts of a building the association must maintain, the reserve fund's status, and the funding needed for expected expenses. It lists the study's items: roof; structural systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and other elements over $25,000, "or the adjusted reserve threshold posted on the Division of Condominiums, Timeshares and Mobile Homes's website."

On reporting, the page says:

• "As of July 1, 2024, within 45 days of the SIRS being completed, a condominium association must electronically submit a completed SIRS Reporting Form" to the Division.
• "By October 1, 2025, all condominium and cooperative associations are required to create an online account" with the Division, and associations "will now confirm the completion of the Structural Integrity Reserve Study through the association's online account."
• "With recent legislation, associations are now required to complete a Structural Integrity Reserve Study by December 31, 2025." The page links to the enrolled text of 2025 HB 913.

The statute is worded a little differently. Section 718.112(2)(g)12. says: "Within 45 days after receiving the structural integrity reserve study, the association must provide the division with a statement indicating that the study was completed and that the association provided or made available such study to each unit owner in accordance with this section. The statement must be provided to the division in the manner established by the division using a form posted on the division's website." Section 718.112(2)(g)11. separately gives the association 45 days after receiving the study to distribute a copy to each unit owner or deliver a notice that it is available.

Our reading: the statute counts from when the association receives the study, while the Division's page says "completed." The two usually fall close together, but the board should count from the earlier date to be safe and ask counsel if the dates differ.

The online account itself comes from section 718.501(3) (2025 text read), which says condominium associations must create and maintain an online account with the Division by October 1, 2025. Under that subsection, the Division may require a copy of any SIRS and associated materials "within 5 business days after such request, in a manner prescribed by the department." Section 718.501(1)(a)12. gives the Division jurisdiction over "reporting requirements for structural integrity reserve studies."

The Database

The page says the SIRS Reporting Database displays information "exactly as submitted," that "only complete submissions" appear, and that reports made through the online account show in the database "within one business day." There are separate lists for submissions before July 2025 and from July 2025 onward. Owners and prospective buyers can use the lists to see whether an association reported.

Our reading: the database shows that a report was filed, not that the study is accurate or that the reserves are funded. The page says the information is shown as submitted and does not describe any Division review of content.

What This Means in Practice

For boards

Treat the Division filing as a deadline that follows the study itself. Keep the date the study was received, the date copies went to owners, and the date the Division confirmation was submitted. The statute also requires an officer or director to sign an affidavit acknowledging receipt of the completed study (section 718.112(2)(g)10.).

For owners

You can search the Division's lists for your association. If your building is three stories or higher and does not appear, the board can tell you whether a study was completed and when it was reported. This page does not say what the consequence of a missed filing would be.

Open questions

• The page states no penalty for late or missing reports; penalties, if any, would come from the enforcement provisions of section 718.501, which we did not apply to this filing.
• The page does not say whether an amended or updated study must be re-reported. The Division's online account page, as we read it, says an association that already submitted its initial SIRS does not need to resubmit unless it amended the initial SIRS.
• We did not read the Division's instruction PDFs or the SIRS reporting form itself.

Timeline

Related Florida Law

• Section 718.112(2)(f) and (g): reserves and the SIRS
• Section 718.501: Division jurisdiction and the online account
• Rule 61B-23.002: association online account
• DBPR reserve threshold
• HB 913 (2025)
• Section 553.899: milestone inspections

Board Checklist

• Confirm each building three stories or higher has a completed SIRS, and note the date it was received.
• Calendar 45 days from receipt for both the owner distribution and the Division statement.
• Log in to the association's Division online account and confirm the SIRS shows as reported.
• Look up the association in the Division's SIRS database and check that the entry appears.
• Collect the officer or director affidavit acknowledging receipt of the study.
• Keep the Division confirmation with the official records.

Frequently Asked Questions

How long does an association have to report its SIRS to the Division?

The statute says within 45 days after receiving the study. The Division's page says within 45 days of the SIRS being completed.

How is the report made?

Through the association's online account with the Division, per the Division's page.

Is there a public list of reported SIRS?

Yes. The Division publishes two database lists, one for submissions before July 2025 and one for July 2025 and later.

Does the database confirm my building is safe?

No. The Division says the data is displayed exactly as submitted, and the page describes no accuracy review.

Do cooperatives report too?

The Division's page covers condominium and cooperative associations. We did not review the cooperative statute.

What if the study is not finished by the deadline?

Section 718.112(2)(g)7. says "in no event" may the study be completed after December 31, 2026. Ask counsel what applies to your association.

Where This Comes From

We read the Division's SIRS Reporting and Database page and its Create an Online Account page on the DBPR website, the 2026 text of section 718.112 on the Florida Legislature's website, and the 2025 text of section 718.501 on the Florida Senate's website (the 2026 version of that section did not load, so confirm it is unchanged). We did not read the reporting form or instruction documents. Official page: DBPR SIRS Reporting and Database.

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Legal disclaimer: This article is general information, not legal advice. Laws change and associations differ. Confirm the current statute text and how it applies to your governing documents with a licensed Florida attorney before acting.