Overview
A reserve study, and the Structural Integrity Reserve Study (SIRS) that Florida now requires, tells your board which major components will need funding and roughly when. What it doesn't do is run the projects, sequence them against your milestone and recertification deadlines, or track them against budget once they start.
That's where Greenberg Advisory comes in, helping the board read the study, turn it into a multi-year capital plan, sequence the work against inspection deadlines, and manage the projects it calls for. The reserve specialist or engineer prepares the study; Greenberg Advisory helps your board act on it.
Greenberg Advisory does not author your reserve study or SIRS. A licensed reserve specialist or engineer does that. The firm helps your board fund, sequence, and deliver the work it identifies.
What’s Included
Reading the Study
- Translating the reserve study and SIRS into board-level priorities
- Aligning findings with milestone and recertification deadlines
- Flagging components that drive the largest near-term funding need
Building the Plan
- Multi-year capital plan sequenced across inspection cycles
- Funding-strategy support for board and unit-owner communication
- Procurement strategy for the projects the study identifies
Delivering the Work
- Project oversight, schedule tracking, and change-order review
- Pay-application review and budget control
- Documentation that supports future reserve-fund and insurance claims
Common Questions
What is a condo reserve study?
A study that inventories a community's major components, estimates their remaining life and replacement cost, and sets the reserves the association should fund to pay for them.
What is a Structural Integrity Reserve Study (SIRS)?
A reserve study Florida requires for condominium and cooperative buildings three or more habitable stories, focused on the structural components, that sets reserves Florida law generally does not let the association waive or underfund for the covered structural components.
How often does a condo need a reserve study?
Florida requires a SIRS at least every 10 years for covered buildings. Many associations update a full reserve study more often to keep funding aligned with real conditions.
Who prepares a reserve study?
A reserve specialist, engineer, or architect, depending on the component. Greenberg Advisory does not prepare it. It helps your board turn it into a funded, sequenced plan and manage the projects it calls for.
What can condo reserve funds be used for?
Generally, the components the reserves were established for. How that applies to a specific project is a governance question for your board, manager, and attorney; Greenberg Advisory keeps the construction work scoped and documented to support it.
When to EngageAs soon as the study lands. The gap between a finished reserve study and a funded, sequenced plan is where boards lose years.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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