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Reserve Study Companies in Orlando

Metro Orlando is mostly a market of HOAs, townhomes and garden-style condominiums, with a smaller group of towers downtown and a large stock of resort condominiums near the parks. 3 firms are based in the Orlando area, 22 more work in Florida, and 7 national firms cover it.

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Associations in the Orlando area

Single-family and townhome HOAs spread across Orange, Seminole and Osceola counties, many inside master-planned communities with several sub-associations sharing amenities and roads. Garden condominiums of two and three stories are common around Winter Park, Altamonte Springs and the university area, and the Kissimmee and International Drive areas hold vacation and resort condominiums whose component lists look more like a hotel’s.

Which Orlando buildings need a SIRS

Because so much of the housing here is one and two stories, many Orlando condominium associations fall outside the structural integrity reserve study, which applies only to buildings of three or more habitable stories. One community can have both: a three-story building that needs a SIRS next to two-story buildings that do not. Homeowners associations under chapter 720 have no SIRS requirement and budget reserves under section 720.303(6) where their documents provide for them.

The structural integrity reserve study page sets out who may perform a SIRS and what it must cover.

3

firms on our list with an office in the Orlando area.

32

firms on our list state that they work in Florida, national firms included.

every 10 years

is the Florida study cycle in statute.

Firms based in the Orlando area

Facts read from each firm's website or a public register. No ratings, no paid placements.

Reserve study firms based in the Orlando area
FirmBased inWorks inCredentials statedServices
Alliance Reserve Servicesalliancereserveservices.comOrlando, FLFloridaNot statedreserve study, SIRS
Edge Realty Advisorsedgerealtyadvisors.comWinter Park, FLFloridaNot statedreserve study, insurance appraisal
LCAM Resourceslcamresources.comOrlando, FLFlorida, CaliforniaNot statedreserve study, insurance appraisal

Other firms working in Florida

Based elsewhere, and stating on their own sites that they work in Florida.

Reserve study firms serving Florida
FirmBased inWorks inCredentials statedServices
Akouri Consulting Engineersakouri.netOpa-Locka, FLFloridaNot statedSIRS
Beryl Engineering & Inspectionberylprojectengineering.comTampa, FLFloridaPEreserve study, SIRS, milestone inspection
Building Mavensbuildingmavens.comPalm Beach Gardens, FLFloridaNot statedSIRS, milestone inspection
Building Reservesbuildingreserves.comNot stated11 states, including FloridaNot statedreserve study
Capital Reserve Advisorsfloridacdd.comTampa, FLFloridaRSreserve study
Community Reserves and Engineeringcommunity-reserves.infoPembroke Pines, FLFloridaRSreserve study
Criterium-Cromer Engineerscriterium-cromer.comMiami, FLFloridaPEreserve study, SIRS, transition study, capital planning
Engineering Solutionses-engineers.comWest Palm Beach, FL7 states, including FloridaPESIRS, milestone inspection, reserve study
Florida Engineering LLCflengineeringllc.comPort Charlotte, FLFloridaNot statedreserve study, SIRS, milestone inspection, transition study
Florida Inspections Unlimitedcommercialinspectionsservices.comMiami, FLFloridaNot statedreserve study, milestone inspection
Florida Reserve Study and Appraisalreservestudyfl.comTampa, FLFloridaRSreserve study, insurance appraisal
FPAT (Felten Property Assessment Team)fpat.comSafety Harbor, FLFloridaCAI member, APRA memberreserve study, SIRS, insurance appraisal
J. R. Frazerjrfrazer.comWellington, FLFloridaNot statedreserve study, SIRS, insurance appraisal
Kipconkipconengineering.comNorth Brunswick, NJ6 states, including FloridaRS, PE, CAI memberreserve study, SIRS, transition study
m2e Consulting Engineersm2e.comCoral Gables, FLFloridaPESIRS, milestone inspection
PM+ Reservespmplusreserves.comChantilly, VA5 states, including FloridaPRA, RS, PEreserve study
Souffront Construction & Engineeringsouffrontengineering.comSunrise, FLFloridaNot statedSIRS, milestone inspection
Stone Building Solutionsstonebldg.comNot statedFlorida, New JerseyNot statedreserve study, SIRS, insurance appraisal, milestone inspection
Structural Integrity Engineersstructuralintegrityengineers.comNot statedFloridaNot statedSIRS, milestone inspection
Team Completeteamcomplete.comNot stated8 states, including FloridaPESIRS, milestone inspection
W.J. Johnson & Associateswjjohnson.comCape Coral, FLFloridaPESIRS, milestone inspection
zumBrunnenzumbrunnen.comAtlanta, GA13 states, including FloridaNot statedreserve study, transition study, property condition assessment

National firms

Each states on its own site that it works in all fifty states.

National reserve study firms serving Orlando
FirmBased inWorks inCredentials statedServices
Apex Reserve Groupapexreservegroup.comIrvine, CAAll 50 statesNot statedreserve study
Association Reservesreservestudy.comNot statedAll 50 statesRS, PEreserve study
Global Solution Partnersglobalsolutionpartners.comNot statedAll 50 statesRS, PEreserve study, SIRS, insurance appraisal, transition study, capital planning
MillerDodson Associatesmillerdodson.comAnnapolis, MDAll 50 statesNot statedreserve study, transition study
Reserve Advisorsreserveadvisors.comMilwaukee, WIAll 50 statesNot statedreserve study, SIRS, insurance appraisal
Reserve Data Analysisreservedataanalysis.comNot statedAll 50 statesNot statedreserve study, SIRS
The Falcon Groupthefalcongroup.usWarren, NJAll 50 statesRS, PRAreserve study, SIRS, transition study, capital planning

Distance and the fee in Orlando

Firms based in Orlando and Winter Park cover the metro without much travel, and several statewide firms have Orlando offices. For a resort or timeshare property, ask for a firm that has studied commercial kitchens, lobbies and laundry plants as well as roofs and paving.

Proposals from firms in different cities will differ on the level of service and the travel line before they differ on the fee. Comparing proposals sets out what to read first, and the firms near you page explains how distance is priced.

Other metro areas in Florida

Tell us the association's ZIP code and size and we will find a firm that works in Orlando.

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What Florida law says

Florida is one of the states that writes a reserve study into law. Under Fla. Stat. 718.112(2)(g) (SIRS); 718.112(2)(f) (reserves); 720.303(6) (HOA reserves), associations must have a study SIRS at least every 10 years; the rule applies to residential condominiums (and cooperatives) with buildings three habitable stories or higher; four-family dwellings exempt. HOAs under ch. 720 have no SIRS requirement.

The statute also says who may do the work: Visual inspection performed or verified by a Florida-licensed engineer or architect, or a CAI Reserve Specialist or APRA Professional Reserve Analyst. Ask a firm to confirm, in its proposal, that the person signing the report meets that test.

On disclosure: Within 45 days of receiving the SIRS the association must distribute it or notify owners it is available, and file a statement with the Division. Officers and directors must sign an affidavit acknowledging receipt.

HB 913 (ch. 2025-175) set the SIRS threshold at three habitable stories, raised the non-specified component threshold from $10,000 to $25,000 with CPI indexing, barred SIRS preparers from doing the repairs, and added line-of-credit and pooled-reserve options. 2026 session: SB 722 (Condominium Structural Integrity Reserve Studies) died in committee on March 13, 2026.

Existing unit-owner controlled associations had to complete a SIRS by December 31, 2025; where combined with a milestone inspection, no later than December 31, 2026. Owner-controlled associations may not waive or reduce SIRS reserves for budgets adopted on or after December 31, 2024.

General information checked against the statute, not legal advice. Governing documents can require more than the law does.

Questions from boards in Orlando

Our condominium has two-story and three-story buildings. What do we need?

A reserve study for the whole association, and a structural integrity reserve study for each building of three or more habitable stories. One firm can do both on the same visit, which usually costs less than two engagements.

How often should an Orlando HOA update its reserve study?

Florida sets no study cycle for HOAs under chapter 720. The usual practice is an update with a site visit every three years and a full study every five to ten, or after major work.

Is a reserve study required in Florida?

Florida law requires a structural integrity reserve study for condominium and cooperative buildings of three or more stories, at least every 10 years (Fla. Stat. 718.112(2)(g) (SIRS); 718.112(2)(f) (reserves); 720.303(6) (HOA reserves)). The text is on the legislature's site.

What does a reserve study cost in Orlando?

Firms price each association by the work, not the city: buildings, component count, level of service and travel. A community of 50 to 150 units usually pays $2,000 to $8,000 for a full study with a site visit, and an update with a visit is about 50 to 80 percent of a full study. A structural integrity reserve study is a separate fee of $5,000 to $16,500 or more per building. The cost page has the estimator.

Where this information comes from

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