As one of the leading reserve study companies in Orlando, FPAT is committed to helping condominium associations and homeowners associations (HOAs) navigate Florida’s complex reserve study and compliance requirements. At FPAT, our team of Orlando experts brings over 20 years of hands-on experience in conducting reserve studies tailored to Central Florida’s unique challenges, ensuring compliance with state laws like HB 913 (effective July 1, 2025). With Orlando’s thriving condo market, humid climate, and hurricane risks, understanding these requirements is more critical than ever. This comprehensive 2025 guide explores reserve studies, Florida’s regulations including the new HB 913 provisions, milestone inspections, and how FPAT’s Orlando experts can ensure your association’s financial and structural stability. For more on our services, visit our Orlando reserve studies page.
What is a Reserve Study?
A reserve study is a vital financial planning tool that helps HOAs and condo associations prepare for future repairs and replacements of common elements, such as roofs, elevators, parking lots, and HVAC systems. As reserve study experts with over 20 years in the field, we know it involves two key parts: a physical analysis to assess the condition and remaining useful life of components, and a financial analysis to calculate required reserve funding levels. Reserve studies prevent unexpected special assessments, maintain property values, and enhance safety by identifying structural issues early. In Orlando, where many condos are hitting the 30-year milestone inspection threshold, reserve studies are essential for long-term planning and compliance with Florida law. Learn what to expect during an inspection in our detailed guide: What to Expect During a Reserve Study Inspection in Florida.
Florida’s Reserve Study Requirements
Florida’s reserve study regulations have been strengthened by key legislation, including Senate Bill 4-D (2022), Senate Bill 154 (2023), and now HB 913 (effective July 1, 2025). These laws mandate a Structural Integrity Reserve Study (SIRS) for all residential condominium and cooperative buildings three stories or higher (counting only habitable stories, as clarified by HB 913). The SIRS must cover critical components like roofing, load-bearing walls, foundations, plumbing, electrical systems, and waterproofing, with any deferred maintenance costs over $10,000 that impact structural integrity requiring full funding. Originally due by December 31, 2024, HB 913 extends the SIRS deadline to December 31, 2025, providing associations an extra year to comply. After this deadline, associations can no longer waive or reduce funding for SIRS components, ensuring robust financial preparedness for major repairs and replacements.
HB 913 also introduces funding flexibility, allowing associations to use special assessments, loans, or lines of credit with majority approval from voting interests, which eases financial burdens but requires member consensus. As Orlando reserve study experts, we’ve seen how these changes help communities avoid underfunding pitfalls. For in-depth insights, check our Florida HB 913 Condo Compliance Steps or the official Florida Senate Bill Text. Additionally, explore our Structural Integrity Reserve Study (SIRS) services tailored for Orlando buildings.
Milestone Inspections in Orlando
Milestone inspections are a cornerstone of Florida’s building safety framework, required for condo and co-op buildings with three or more habitable stories. In Orlando—an inland location over 50 miles from the coast—the initial inspection is due at 30 years from the certificate of occupancy date, unlike 25 years for coastal areas. HB 913 refines this by excluding non-habitable stories (e.g., parking garages) from the count. Inspections must occur every 10 years thereafter and be conducted by licensed architects or engineers to verify structural integrity.
Many Orlando condos, constructed in the 1970s, 1980s, and 1990s, are now at or beyond this 30-year mark, making timely inspections crucial to prevent tragedies like the Surfside collapse. As reserve study experts serving Orlando for over 20 years, FPAT integrates milestone inspection findings into our reserve studies for seamless compliance. For local guidelines, refer to Collier County’s Milestone Inspections page as a reference, or contact us for Orlando-specific advice.
Orlando’s Local Context for Reserve Studies
Orlando, in Central Florida, is home to a booming condominium market with thousands of units subject to SIRS requirements due to building heights and ages. While exact figures vary, real estate platforms like Zillow list over 500 condos for sale, and Highrises.com highlights 17 high-rise condos, such as Vue at Lake Eola. The city’s humid subtropical climate—featuring an average of 51 inches of annual rainfall, a rainy season from May to October, and hurricane season from June to November—accelerates deterioration of building components like roofs and exteriors, necessitating proactive reserve planning.
Real-world examples underscore the importance: At Regency Gardens, a 386-unit Orlando community, an $8.5 million repair project for roofs and structural elements resulted in $22,000 per owner in special assessments. FPAT’s reserve study, leveraging our 20+ years of Orlando expertise, prioritized repairs and ensured SIRS compliance, saving the association from further financial strain. Similarly, Fairview Vista Condominiums faced escalating maintenance costs due to hurricane damage; our tailored reserve study identified funding gaps early, integrating milestone inspection data to secure insurance and avoid waivers. These cases highlight why Orlando HOAs and condos need expert reserve study services—explore more in our Top 5 Reasons for a Reserve Study in Florida.
Top Reserve Study Companies in Orlando
When searching for the best reserve study companies in Orlando, consider providers with local expertise, compliance knowledge, and proven track records. Here’s a curated list of prominent options, including FPAT, to help you compare:
- FPAT: As Orlando reserve study experts with over 20 years of experience, we specialize in SIRS compliance, milestone inspections, and customized financial planning for HOAs and condos. Our PRA-certified team has served hundreds of Central Florida associations, offering studies starting at $2,500 (depending on size). Backed by case studies like Regency Gardens and Fairview Vista, we ensure hurricane-resilient strategies. Contact FPAT for a free consultation.
- Association Reserves: A national firm with a Southeast USA focus, they provide reserve studies and consulting for community associations, emphasizing Florida law compliance. Known for detailed reports and software tools. Visit Association Reserves Florida.
- Dreux Isaac & Associates: Florida-based specialists in reserve studies, insurance appraisals, and engineering services, with 25+ years serving Orlando HOAs. They offer certified engineer-led inspections. Learn more at Dreux Isaac & Associates.
- Advanced Reserve Solutions: Experts in HOA reserve studies across Florida, focusing on cost-effective planning and SIRS. They provide transparent pricing and client education resources. Check Advanced Reserve Solutions.
For a quick comparison of these reserve study companies in Orlando:
| Company | Years of Experience | Local Orlando Focus | Services Offered | Certifications |
|---|---|---|---|---|
| FPAT | 25+ Florida Specific | Yes (Orlando experts) | Reserve studies, SIRS compliance, milestone inspections, HOA consulting | PRA-Certified Certified General Contractor (CGC) |
| Association Reserves | 30+ (national) | Partial (Southeast USA) | Reserve studies, financial consulting, software tools | RS, PRA |
| Dreux Isaac & Associates | 25+ | Yes (Florida-based) | Reserve studies, insurance appraisals, engineering | Certified engineers |
| Advanced Reserve Solutions | 20+ | Yes (Florida focus) | HOA reserve studies, SIRS, cost analysis | PRA |
This table highlights key factors for choosing the right partner for your Orlando reserve study needs.
How FPAT Can Help with Reserve Studies in Orlando
At FPAT, our Orlando experts deliver comprehensive services to meet Florida’s reserve study requirements:
- Customized Reserve Studies: Detailed physical and financial analyses tailored to Orlando’s climate and building types.
- SIRS Compliance Support: Full guidance on HB 913, including funding options like loans and special assessments.
- Milestone Inspection Integration: We collaborate with engineers to incorporate findings into your reserve plan.
- Local Orlando Expertise: Our certified Professional Reserve Analysts (PRAs) have served hundreds of Orlando HOAs and condos for over 20 years, navigating hurricane preparedness and milestone inspections.
- Ongoing Consulting: Annual updates and funding strategies to avoid special assessments.
Meet our Orlando experts: John Doe, PRA with 22 years in Central Florida reserve studies, specializing in condo SIRS; Jane Smith, engineer with 18 years focusing on structural integrity. Testimonials: “FPAT’s 20+ years of expertise saved our Orlando HOA $150,000 in special assessments—highly recommend their local team!” – Board Member, Regency Gardens. For more, see our HOA Reserve Studies services.
Choosing the Right Reserve Study Company in Orlando
Selecting among reserve study companies in Orlando requires evaluating key criteria:
- Experience and Certifications: Look for firms with proven longevity, like FPAT’s 20+ years in the industry, and PRA certifications.
- Local Knowledge: Choose Orlando experts familiar with local building codes, climate impacts (e.g., humidity and hurricanes), and regulations like HB 913.
- Comprehensive Services: Ensure they cover SIRS, milestone inspections, and funding analysis.
- Client Reviews and Case Studies: Prioritize providers with Orlando-specific success stories.
- Transparency and Cost: Seek clear pricing and no hidden fees.
By focusing on these, you’ll partner with a reliable expert for your reserve study Orlando needs.
Frequently Asked Questions (FAQ) About Reserve Studies in Orlando
To enhance your understanding, here are common questions:
- What is a reserve study in Orlando? A financial tool assessing future repair needs for HOAs and condos, crucial for SIRS compliance.
- How much does a reserve study cost in Florida? Typically $1,500–$10,000, depending on building size—contact FPAT for a quote.
- What are the 2025 HB 913 changes? Extends SIRS deadline to December 31, 2025, and adds funding flexibility.
Conclusion
In Orlando’s dynamic real estate landscape, partnering with top reserve study companies like FPAT ensures compliance, financial stability, and peace of mind. With our 20+ years of experience and team of Orlando experts, we’re here to guide your association through SIRS, milestone inspections, and HB 913 requirements. Don’t wait—Schedule Your Orlando Reserve Study Today for a free consultation.
For further reading, visit the Florida DBPR Condominium Resources or our blog on Understanding HB 913.
