What Are the Key Changes in Florida New Condo Laws?
Key Changes in Florida New Condo Laws
Quick Answer
Florida’s new condo laws bring major changes to inspection, reserve, and disclosure requirements for buildings with three or more habitable stories. The updates affect Structural Integrity Reserve Studies (SIRS), milestone inspections, reserve funding, online reporting, and contract disclosures, with limited relief subject to statutory conditions. The $25,000 base threshold, adjusted annually, concerns additional qualifying reserve items; it does not exempt the specifically listed structural components from a SIRS merely because their cost is lower. If a required inspection or reserve study is missing or overdue, it can trigger mandatory disclosures, lender or insurer concerns, and closing delays. Buyers and sellers must confirm the building’s compliance status and review all association documents before committing. Call me at 941.400.8735 or reach out directly to Michael Renick – I’ll share my approach with you.
What Are the Key Changes in Florida New Condo Laws?
Florida’s condominium laws establish milestone inspection, structural reserve study, funding, and disclosure duties for qualifying buildings. Milestone inspections generally begin at 30 years and repeat every 10 years, but a local enforcement agency may require the first inspection at 25 years based on local circumstances, including proximity to salt water. A SIRS is generally required at least every 10 years for covered buildings. Listed structural components must be evaluated separately from the inflation-adjusted threshold for additional qualifying items. Buyers and sellers should verify the association’s actual deadlines, completed reports, and applicable contract disclosures.
If a condo association has not completed required inspections or reserve studies, the sale contract must include a conspicuous disclosure, which can raise red flags for buyers, lenders, and insurers. Associations are also responsible for timely notifying owners and distributing inspection reports. The new rules are designed to prevent deferred maintenance and surprise assessments, but they also create new hurdles and documentation requirements for resale transactions.
How This Works in Florida Specifically
Under Florida Statute 718 and related statutes, condominium associations for buildings with three or more habitable stories must generally obtain a Structural Integrity Reserve Study at least every 10 years and arrange milestone inspections beginning at 30 years, or 25 years when required by the local enforcement agency, and every 10 years thereafter. Confirm the statutory exceptions and the building’s actual notice and deadline. The SIRS must cover major structural components, including the roof, structure, fireproofing, fire-protection systems, plumbing, electrical, waterproofing, exterior painting, windows, and exterior doors. Associations must create an online account with the Division of Condominiums, Timeshares and Mobile Homes and distribute milestone inspection summaries to owners within 45 days of receipt. These requirements apply statewide, including Sarasota and Manatee counties.
How This Is Typically Negotiated
Compliance with these laws is not negotiable – associations must follow the statutory requirements, and sellers must disclose any missing or incomplete inspections or studies in the contract. Buyers, sellers, and their agents should verify the building’s compliance status and request all relevant documentation before signing. If a required inspection or study is overdue or missing, it can become a negotiation point for price, closing timing, or repair credits, but the underlying legal obligation remains.
Eric was very helpful especially with the internet technical end of the purchase that I made. He did a thorough inventory of all of the condo items to be included in the purchase. He frequently followed up with my wife and myself to make sure that we were satisfied with our purchase. He has my total endorsement.
– bstapes9, Zillow Review
Exceptions and Variations
The milestone inspection and SIRS requirements generally apply only to buildings with three or more habitable stories. Buildings with fewer than three habitable stories are not subject to these specific statutory triggers, but may still face other inspection, maintenance, or insurance obligations. The SIRS transition rule refers to qualifying unit-owner-controlled associations existing on or before July 1, 2022, not simply to when a building was constructed. Other associations and exempt building types must confirm their applicable duties and deadlines with counsel and local building officials.
Standard vs. Exceptions
| Scenario | Requirement Applies? | What to Verify |
|---|---|---|
| Covered association existing on or before July 1, 2022, controlled by unit owners | Yes | Applicable SIRS transition deadline; milestone timing is a separate question |
| Other covered associations with 3+ habitable-story buildings | Yes | Confirm initial study, turnover, and inspection requirements |
| Fewer than 3 habitable stories | No | Other local or insurance requirements may apply |
| Required inspection/study incomplete at time of sale | Yes (disclosure) | Contract must include statutory disclosure |
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What This Means for Your Specific Transaction
If you’re buying or selling a condo in a building with three or more habitable stories, you must confirm whether the association has completed all required inspections and reserve studies. Missing or overdue reports can trigger mandatory contract disclosures, affect financing and insurance, and lead to price renegotiation or closing delays. Always request the latest SIRS, milestone inspection reports, and association communications before committing to a deal.
Questions Clients Actually Ask
What is a Structural Integrity Reserve Study (SIRS) and who needs one?
A Structural Integrity Reserve Study is a detailed review of a building’s major structural components, required for Florida condos with three or more habitable stories. Associations must complete a SIRS at least every 10 years, covering items like the roof, structure, fire protection, plumbing, electrical, waterproofing, and exterior elements. This helps ensure adequate reserves for future repairs and replacements.
What is a milestone inspection and when is it required?
A milestone inspection evaluates the structural condition of qualifying condominium and cooperative buildings. The first inspection is generally required at 30 years, or 25 years if the local enforcement agency requires it based on local circumstances, followed by inspections every 10 years. Phase one is the initial visual examination; phase two is required if substantial structural deterioration is identified. Confirm the building’s notice, deadline, and any applicable statutory exception.
What happens if the required inspection or reserve study is missing?
If a required inspection or study is missing, the sale contract must include a conspicuous disclosure, and buyers, lenders, or insurers may raise concerns or delay closing. Associations may also face enforcement actions from state or local authorities. Buyers should always verify the building’s compliance status before proceeding.
When my husband Mike and I bought our condo at Seaplace212 in 2018, we were fortunate that we had the Renick Team on our side. Eric & Mike are very Professional and honest with full disclosure. I am a licensed Real Estate agent in Florida. I feel comfortable referring my clients to Eric and Mike. I know that they will receive competent representation.
– Marge Nuzzo, Google Review
What is the new $25,000 repair threshold?
The $25,000 amount is a base threshold for additional qualifying reserve items and is adjusted annually; DBPR’s current published amount is $25,675. It is not a blanket minimum for every SIRS component. The statute separately lists required components such as the roof, structure, fire protection, plumbing, electrical systems, waterproofing, windows, and exterior doors. Those listed components are not excluded merely because their estimated cost is below the threshold.
Are there any relief options for associations struggling with reserve funding?
Recent legislation provides limited relief for associations regarding the timing of reserve studies and the ability to temporarily pause certain reserve contributions. However, these options are subject to strict statutory conditions and deadlines, and associations should consult legal counsel or the Division of Condominiums for guidance.
What To Do Right Now
Request and review the latest SIRS, milestone inspection reports, and association disclosures before making any offer or accepting one on a Florida condo.
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Michael Renick · Licensed Florida Real Estate Broker
License #BK3241900 · Verify on Florida DBPR
Mangrove Realty Associates Inc / Team Renick · Serving Sarasota & Manatee Counties since 2011
About the Author
I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.
Equal Housing Opportunity. This article is general information only, not legal, tax, insurance, or financial advice. Market conditions, insurance requirements, and costs vary by property and transaction; confirm your specific situation with the appropriate licensed professional. Michael Renick, Licensed Florida Real Estate Broker, License #BK3241900, licensed by the Florida Department of Business and Professional Regulation (DBPR). Mangrove Realty Associates Inc — each office is independently owned and operated.
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