For Florida condo boards & managers
Know your gap before your owners do.
Upload your SIRS or milestone report. In about 3 minutes, get the reserve funding gap, the cost per unit, every deadline that applies, and three ways to cover it. Free.
Florida-only · Files auto-delete in 30 days · Not legal or engineering advice
Sample report
Seabreeze Towers Condominium
5-year funding gap
$1,240,000
38% funded
Per unit, one-time
$15,500
Per unit, 24 mo
$646/mo
Owner distributionFeb 14, 2027
Phase-two repairs startDec 31, 2027
From 120 pages to one number.
Your engineer told you what needs replacing. Florida law says you have to fund it. Nobody gave you the plan in between. That's this.
01
The gap
What the study says you need, vs. what's in the bank. One number, in coral, that your board can say out loud.
02
Per unit
Total, monthly, and one-time. By unit share if you give us the percentages.
03
Deadlines
The 45-day owner notice, the 45-day Division statement, and the 365-day repair start, dated from your report.
Three ways to cover it, side by side.
Every report compares the options with your numbers, so the board debates the trade-offs, not the math.
| Special assessment | Association loan | Phased funding | |
|---|---|---|---|
| Owner hit today | Highest | Lowest | Moderate |
| Monthly impact | Short, sharp | Smaller, longer, plus interest | Built into the budget |
| Board votes needed | Depends on your declaration and bylaws. Ask your association attorney. | ||
| Typical timeline | Weeks | 1–3 months to close | Across budget years |
How it works
Upload
Your SIRS, your milestone report, or both. PDF.
We read it
We find the reserve schedule, the eight required components, and the repair items, with a page reference for every number.
You get a board-ready page
The gap, per-unit cost, deadlines, and options. Print it for the owner packet.
Why now
7,836
associations had reported a completed SIRS to the state as of Nov 30, 2025, out of 16,104 that created the required online account. DBPR report
Budgets adopted on or after January 1, 2025 can't waive SIRS reserves. DBPR
Phase-two repairs must start within 365 days of the report. § 553.899
Proposed penalty guidelines address willful and knowing findings for directors. Proposed rule notice
For engineers, contractors & lenders
We send Florida boards who already know their number. Introductions are free during our pilot.
Become a partner →Your owners will ask what it costs them.
Have the answer.
Run my free Gap Check →Automated summary. Verify against your report. Not advice.