Why Are HOA Fees So High in FL?
Why Are HOA Fees So High in FL?
Quick Answer
Florida HOA fees can be high because owners share the cost of insurance, maintenance, management, amenities, repairs, and money set aside for future work. Your fee depends on the association’s budget and responsibilities, while certain condominium buildings also face structural inspection and reserve-study requirements. Repairs identified through inspections can lead to higher regular fees or a special assessment. Before you commit to a purchase, ask the association or its manager for the budget, financial records, and any applicable inspection and reserve-study records – not just the current fee. Call me at 941.400.8735 or reach out directly to Michael Renick – I’ll share my approach with you.
Why can your Florida association fee be so high?
Your fee reflects what the association pays to operate and maintain the property, plus what it sets aside for future work. The amount depends on the responsibilities in that particular community, so you need the budget to understand the price.
Under the 2026 Florida Statutes, Chapter 720, an HOA’s annual budget must show estimated revenues and operating expenses and separately identify charges paid for recreational amenities. Relevant expenses can include management, professional services, security, utilities, landscaping, building repairs, insurance, administration, salaries, and reserves.
Read “reserves” as money set aside for future work. For your comparison, separate those savings from recurring operating costs and one-time repair costs. That tells you more than comparing two communities by their fee alone.
Insurance matters, but do not assume every premium is rising
Florida’s exposure to catastrophes creates an insurance cost risk. The Florida Office of Insurance Regulation also reports that domestic property insurers rely heavily on reinsurance – insurance that insurers buy to help cover their own risk.
But the agency’s July 2026 Property Insurance Stability Report says rate trends continued downward through 2025 and into 2026. That is statewide property-insurance context, not a promise that a particular association’s premium has fallen.
Mike Renick and Eric Teoh have been 5 star Realtors for many, many years. Both individuals have been cooperative and pleasant to any of my requests. While I am away from my Longboat residence Eric has willingly checked on the conditions and status of our unit. I would highly recommend both for real estate needs.
– Peter Cutler, Google Review
Actual premiums vary by insurer, insured value, deductible, and policy terms. Ask the association or its manager for its insurance expense and policy details rather than accepting “Florida insurance” as the complete explanation for a high fee.
Condo reserve requirements are not a rule for every HOA
A structural integrity reserve study, or SIRS, identifies long-term building repair needs and recommends how to fund them. That funding plan can raise regular condo assessments.
Under Florida Statutes § 718.112, residential condominium associations must obtain a SIRS at least every 10 years for each building three habitable stories or higher. This is not a blanket requirement for single-family HOAs. Covered components include roofs, structural systems, fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors.
For existing owner-controlled associations, the general first-study deadline was December 31, 2025. An association with a qualifying milestone inspection due by December 31, 2026 may complete the study with that inspection, but no later than December 31, 2026.
Section 718.112(2)(g)9 also permits an association that has completed a qualifying milestone inspection to delay a required SIRS for up to the next two consecutive budget years to focus resources on the inspection’s recommended repairs and maintenance. Ask the association to confirm which deadline or permitted delay applies to its building.
The Florida Department of Business and Professional Regulation explains that a SIRS establishes a funding plan. It does not mean the association must immediately hold the entire future replacement cost in cash. When you review a covered condo, ask for both the study and the related funding records.
Building inspections can create additional repair costs
Under Florida Statutes § 553.899, covered condominium and cooperative buildings at least three habitable stories high generally reach the milestone-inspection threshold at age 30, with inspections every 10 years afterward. A local enforcement agency may set an earlier threshold of age 25 based on local circumstances, including proximity to salt water.
The association is responsible for inspection costs attributable to the portions it must maintain under its governing documents. Inspections can also uncover repairs that the association must pay for, potentially leading to higher regular fees or a special assessment.
For a building you are considering, ask the association or its manager whether an inspection applies, what it found, and how any identified repair costs appear in the financial records.
Mike and Eric keeped an eye on my condo at Seaplace while I was away for the summer. I was so relieved to find these two agreed to do it. The nice fact was that their service is free. As Mike explained it, this is all part of their business model;performing services above and beyond for clients. You just don’t find this type of client service anywhere anymore. Always around when we needed them.
– N6194H, Zillow Review
Read the fee in three separate parts
The most useful comparison separates ongoing bills, future funding, and one-time work.
| Budget component | What to examine |
|---|---|
| Recurring operations | Insurance, management, utilities, landscaping, amenities, and maintenance expenses. |
| Reserves | Money set aside for future work and, for condos subject to SIRS, the recommended funding plan. |
| One-time repair costs | Identified repair expenses and whether they could lead to higher regular fees or a special assessment. |
For Florida HOAs, Chapter 720 requires budgets and financial reports that identify relevant expenses. For condos subject to SIRS, the study and related records can show planned components, estimated costs, and recommended reserve funding under Florida Statutes § 718.112.
Ask what the fee funds – not just how much it is. You want to understand both the ongoing bills and the work the association is planning to pay for.
Let’s continue this conversation.
Call me at 941.400.8735 or schedule a 15-minute call. I’ll tell you what I would look for.
Call 941.400.8735 or Schedule a Call
Questions Clients Actually Ask
Does a reserve study mean all future repair money must be collected immediately?
No, a SIRS does not mean the association must immediately hold the entire future replacement cost in cash. The Florida Department of Business and Professional Regulation explains that the study sets a funding plan, which can affect regular condo assessments.
Can an inspection lead to a special assessment?
An inspection can uncover repairs that the association must pay for, potentially leading to a special assessment or higher regular fees. Ask the association or its manager how identified repairs will be funded; the inspection alone does not tell you which approach the association will use.
What To Do Right Now
Before you commit to a purchase, request the association’s current budget and financial records from the association or its manager, and ask them to identify recurring operating expenses, reserves, and one-time repair costs separately.
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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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