Tampa questions

No. Section 718.112(2)(g) applies to condominium and cooperative buildings three habitable stories or higher. A two-story garden condo in Carrollwood does not need one, though it still budgets reserves under the general condo rules.

Start from the year on the certificate of occupancy and add 30; the inspection is due by December 31 of that year, then every 10 years under section 553.899. Then ask the city or county building department whether it applies an earlier 25-year date. The building check on our home page does the arithmetic.

Not any more. For budgets adopted on or after December 31, 2024, owner-controlled associations cannot waive or reduce reserves for the items a SIRS covers. Reserves for other items can still be waived by owner vote under the conditions in the statute.

The SIRS is a condominium and cooperative rule; HOAs under chapter 720 have no SIRS duty. Whether anything else applies to a particular HOA building is a question for the association’s attorney.

Commission the study now and tell owners when it will be done. The statute expects directors to act, and a late study is far better than none. Ask the association’s attorney about any exposure the board has for the delay.

A typical range is $5,000 to $16,500 or more per qualifying building, with towers and waterfront buildings at the top. See the cost guide for the full table. A guide, not a quote.

Treat it as a running cost of the association, like the audit or the insurance appraisal, unless your declaration or bylaws say otherwise. Spending reserve money on it can conflict with how those funds are restricted in Florida, so get the association’s CPA or attorney to sign off before using reserves.

Yes, and it usually makes sense: one site visit, one component list and one funding plan. Make sure the proposal names both deliverables.

Not by law until the 10 years are up, but the numbers in the old study are now wrong. An update resets the roof’s remaining life and usually lowers the annual contribution for it.

It is not one of the named items. It may fall under the catch-all for items over $25,000 whose failure would affect the structure, and the engineer and the association’s attorney should decide that. A full reserve study prices it either way.