Hi neighbors,
If you own a condo in Manatee County, you’ve probably heard the letters SIRS more in the last two years than in your entire time owning. Now the calendar is adding pressure. Florida law sets December 31, 2026 as the last day any condo association can complete its Structural Integrity Reserve Study.
So what does that date mean if you plan to sell your condo, or buy one, in the next few months? Here’s my plain-English breakdown.
Quick answer
The condo SIRS deadline is December 31, 2026. Florida law says no Structural Integrity Reserve Study may be completed after that date. Most associations had to finish by December 31, 2025. Manatee County sellers must give buyers the latest SIRS, and buyers get 7 business days to cancel after receiving it.
Why the condo SIRS deadline is December 31, 2026
A SIRS is a study of the major parts of a condo building and how much money the association needs to set aside to repair or replace them. Florida requires one for condo buildings that are three or more habitable stories tall.
Here’s how the dates line up under Florida Statutes section 718.112:
- December 31, 2025. Associations that existed on or before July 1, 2022, and are controlled by unit owners, had to complete their SIRS by this date.
- December 31, 2026. Associations with a milestone inspection due on or before this date could complete the SIRS at the same time. The law is clear that no SIRS may be completed after December 31, 2026.
- Every 10 years after. Once done, the study must be updated at least every 10 years.
In other words, December 31, 2026 is the final backstop. After that, a building without a completed SIRS is out of compliance, and the law treats a board’s willful and knowing failure to complete one as a breach of its duty to owners.
One thing to watch: some buildings in our area are under three stories and are not required to have a SIRS at all. Always confirm what your specific building requires before you assume either way.
What a SIRS covers and why it moves condo prices
The study has to cover the items that cost the most to fix. Those numbers flow straight into the association budget, and the budget flows into your monthly dues.
| SIRS item | What it includes |
|---|---|
| Roof | Roof systems and coverings |
| Structure | Load-bearing walls and primary structural members |
| Fire safety | Fireproofing and fire protection systems |
| Building systems | Plumbing and electrical systems |
| Exterior envelope | Waterproofing, exterior painting, windows and exterior doors |
| Other large items | Anything over $25,000 whose failure would affect the items above |
Source: Florida Statutes section 718.112(2)(g), 2025 Florida Statutes.
The big change is that reserves for these items can no longer be waived. According to the Florida DBPR condo inspections page, budgets adopted on or after January 1, 2025 may not waive SIRS reserves. That’s why many owners have seen higher dues or special assessments.
There is some relief in the law. With a majority vote of all owners, a board may pause reserve contributions for up to two budget years after a milestone inspection, so money can go to the repairs first. Associations may also use a loan or line of credit to fund capital work.
How Manatee condos are selling right now
Here’s the good news for sellers. Condo and townhome sales in Manatee County picked up in the third quarter, and homes sold faster than a year earlier.
| Manatee condos and townhomes | Q3 2026 | Change |
|---|---|---|
| Closed sales | 703 | Up 13.9% |
| Median sale price | $307,000 | Up 2.3% |
| Active listings | 1,191 | Down 13.9% |
| Months of supply | 5.0 | From 6.3 |
| Median days on market | 73 | From 82 |
| Share of original list price received | 92.8% | From 90.3% |
Source: REALTOR® Association of Sarasota and Manatee, Q3 2026 Real Estate Market Report, released October 16, 2026. Figures cover Manatee County condo and townhome sales.
Buyers are still active. What they want now is clarity. A building with a finished SIRS, funded reserves and no surprise repairs is much easier to sell than one with open questions.
What this means if you’re selling
If you’re thinking about listing your condo, the weeks before December 31 are the time to get organized. Here’s what I recommend:
- Ask your association for SIRS status now. Find out if the study is complete, and if not, when it will be. Associations must share a completed SIRS with owners or tell them it’s available within 45 days.
- Gather your resale documents. Under Florida Statutes section 718.503, you must give buyers, at your expense, the latest SIRS (or a statement that none was done) and the milestone inspection summary, if one applies.
- Expect the contract to ask about it. Resale contracts must state whether the association was required to complete a SIRS and milestone inspection, and whether it did.
- Know the cancel window. Buyers can cancel within 7 days, not counting weekends and legal holidays, after signing and receiving the documents. Sharing them early helps keep your sale on track.
- Price with the full picture. Upcoming assessments and higher dues affect what buyers will pay. Pricing for that up front usually beats a price cut later.
Want to know where your condo stands today? Start with a free home value estimate, or read my seller’s guide for the full process.
What this means if you’re buying
- Request the SIRS and milestone summary in writing. Your 7-day review window starts once you have them and have signed.
- Read the funding plan. Look at how much the study says the association should be setting aside each year, and whether the budget matches.
- Check loan eligibility early. The Fannie Mae Selling Guide treats buildings needing critical repairs as ineligible, including failed mandatory inspections or unfunded repairs over $10,000 per unit due within 12 months.
I covered the buyer side in detail in Buying a Florida Condo in 2026. My buyer’s guide walks through every step too.
Thinking about moving from your condo to a different type of home?
Many condo owners I talk with are weighing a bigger question. Do you want to keep paying into building reserves, or would a single-family home or villa with a different level of upkeep fit your goals better?
There’s no one right answer. If you’re selling one home and buying another, the timing of both matters. I can help you compare your options side by side, including dues, insurance and maintenance, so you can plan your sale and purchase together.
Frequently asked questions
Is the condo SIRS deadline December 31, 2025 or December 31, 2026?
Both dates are in the law. Most unit-owner-controlled associations had to finish by December 31, 2025. Associations with a milestone inspection due by December 31, 2026 could complete both together, and no SIRS may be completed after December 31, 2026.
Does every Florida condo need a SIRS?
No. Florida requires a SIRS for condo buildings that are three or more habitable stories tall. Shorter buildings may not need one, but they still have budgets and reserves worth reviewing before you buy or sell.
Can I sell my condo if my association hasn’t finished its SIRS?
You can still list and sell. The contract must state whether the association was required to complete a SIRS and whether it did. Some buyers and lenders may hesitate, so expect more questions and plan your pricing and timeline with that in mind.
How long does a buyer have to cancel after receiving the SIRS?
Under Florida law, a resale buyer can cancel within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. That right ends at closing and cannot be waived.
Let’s talk about your next move
December 31 doesn’t have to feel like a cliff. With the right documents in hand and a clear plan, you can sell or buy a condo in Manatee County with confidence. I’m happy to pull your building’s details and walk through them with you.
Ready to talk about your goals? Call or text our team at 941-565-7233 or send us a message.
Warmly,
Selina Griggs
Broker Associate, SG Global Group at eXp Realty
Specializing in Manatee and Sarasota County, and helping buyers and sellers anywhere in Florida
Market statistics: REALTOR® Association of Sarasota and Manatee, Q3 2026 Real Estate Market Report, released October 16, 2026. Legal requirements: Florida Statutes sections 718.112 and 718.503. Information deemed reliable but not guaranteed. This article is general information, not financial, tax or legal advice.
