Emerald Towers West
Okaloosa Island
Exterior restoration, Continuing Engineering Services, roof replacement, Contract Administration.
A reserve study should run your capital calendar.
A Structural Integrity Reserve Study (SIRS) is a statutory study required by Section 718.112(2)(g), Florida Statutes; unlike a conventional reserve study, it is component-scoped and cannot simply be waived. It pairs a visual inspection of your building's structural and life-safety components with a funding analysis, so the association reserves what those components will cost when their time comes. Our Community Asset Consulting team is led by a former community association manager who has sat on your side of the table.
What a SIRS covers.
The statutory component list: roof, structure, fireproofing and fire safety systems, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance or replacement would exceed the statutory threshold. Each component gets a condition assessment, a remaining useful life, and a funded replacement cost.
What makes ours different.
The people doing the study are the same firm that inspects, designs, and administers the repairs on this coast every week. Our numbers come from Emerald Coast restoration pricing, and when the study finds something that cannot wait, the engineering team to deal with it is already in the building.
What the study delivers.
A site visit, a written report, and photographs depicting each component within the study. To build the inventory we contact the vendors the association already uses, so the list of current onsite equipment carries an accurate cost, anticipated life span, and equipment model for every item.
What the association does with it.
Set the pro-rata share of maintenance costs for each member, disclose the status of the reserve fund accurately in the annual financial statements, and budget the repair or replacement of building components before they fail. A properly funded reserve can eliminate the need for certain assessments and can speed the repair process after storm damage.
If a milestone inspection is due as well, we routinely deliver the two together, so your board pays for one mobilization.
Related · High Pointe · One Beach Club Drive · Carillon Beach
Related projects
Buildings whose reserves we have studied.
Shoreline Towers
Destin
Exterior restoration across three twelve-story towers and ten townhomes, condition survey through closeout.
Dunes of Seagrove
Santa Rosa Beach
Multi-building coastal condominium exterior restoration.
Tides at TOPS'L
Miramar Beach
Exterior building-envelope condition survey and repair documents.
Track record
Completed Milestone Inspections, Structural Integrity Reserve Studies, and Reserve Studies
Associations listed in the firm's Summer 2026 brochure, as printed there. 59 entries.
- Alerio Condominium Association, Inc.
- Emerald Towers West Condominium Association, Inc.
- Oceania Owners' Association, Inc.
- Ariel Dunes II Condominium Association, Inc.
- Forest Lakes Owners Association, Inc.
- One Water Place Condominium Association, Inc.
- Bahia at Baytowne Wharf Condominium Association, Inc.
- Grand Sandestin at Baytowne Wharf Condominium Association, Inc.
- Pelican Isle Condominium Owners Association, Inc.
- Beachside Villas Owners' Association, Inc.
- Boardwalk Beach Resort Community Association, Inc.
- Carillon Beach Association, Inc.
- Carillon Beach Association, Inc. - Carillon Beach Institute
- Celadon Beach Owners Association, Inc.
- Century Park Villas, Inc.
- Compass Point at Watersound Owners Association, Inc.
- Destin Gulfgate Owners Association, Inc.
- Dune Pointe Owners Association, Inc.
- Dunes of Seagrove Owners Association, Inc.
- East Pass Towers I Condominium Association, Inc.
- East Pass Towers II Condominium Association, Inc.
- Elation at Baytowne Wharf Condominium Association, Inc.
- Emerald Towers Owners Association, Inc.
- Gulf Crest Condominium Association, Inc.
- Highland Park at Blue Mountain Beach Owners Association, Inc.
- High Pointe Resort Owners Association, Inc.
- Huntington-By-The-Sea Owners Association, Inc.
- Islander Beach Resort & Condominium Council of CoOwners, Inc.
- Luau Condominium Association, Inc.
- Magnolia House Condominium Owners Association, Inc.
- Mainsail Owner's Association, Inc.
- Maravilla Condominium Association, Inc.
- Mediterranea of Destin Condominium Owners Association, Inc.
- Misty Cove Homeowner's Association, Inc.
- Navarre Towers Condominium Owner's Association, Inc.
- Pine Ridge Villas Condominium Association, Inc.
- Pinnacle Port Community Association, Inc. - Midrises Only
- Pinnacle Port Community Association, Inc. - Tower Only
- Presidio Yacht Club Condominium Owners Association, Inc.
- Seagrove Highlands Condominium Owners Association, Inc.
- Shoreline Towers Phase I Condominium Association, Inc.
- Sterling Shores Owners' Association, Inc.
- Summerchase at Crystal Beach Owners' Association, Inc. - Inn @ Crystal Beach
- Summerlin Condominium Owner's Association, Inc.
- The Tides at Tops'l Condominium Owners Association, Inc.
- The Valencia Condominium Association, Inc.
- The Villas at Sunset Beach Owners Association, Inc.
- Tops'l Tennis Village Condominium Association, Inc.
- Tranquillity on the Beach Owners Association, Inc.
- Tropic Winds Owners Association, Inc.
- Ventana Dunes Property Owners Association, Inc.
- Venus Condominium Association, Inc.
- Villa Lago Owners Association, Inc.
- Waterhaven Owners Association, Inc.
- Watersound West Beach Community Association, Inc.
- White Cliffs Owners Association, Inc.
- Sundestin International Condominium Owners' Association, Inc.
- Surfside Owners Association, Inc.
- The Plaza Condominium Owner's Association, Inc.
Brochure Summer 2026, page 5, Completed Milestone Inspections, Structural Integrity Reserve Studies, & Reserve Studies
Common questions.
What is a Structural Integrity Reserve Study?
A SIRS is a reserve study required by Section 718.112(2)(g), Florida Statutes, covering the structural and life-safety components of a condominium building: roof, structure, waterproofing, plumbing, electrical, and other listed items. It pairs a visual inspection with a funding analysis so the association reserves what those components will cost.
How is a SIRS different from a regular reserve study?
A SIRS is statutory, component-scoped, and cannot be waived the way other reserves once were. It must be completed by qualified professionals and updated on the statutory cycle.
County guides
SIRS deadlines run alongside the milestone inspection, and the enforcement picture is local. Our county guides cover the building officials and filing details for Walton County, Okaloosa County, and Bay County.
Next step
Reserves are a math problem. Start with real numbers.
Request a proposal and we will scope the study against your building's actual components.