Florida Condo Law Updates (2026)
What the newest condo safety and transparency laws mean for buyers and owners.
What It Means
Since 2022, Florida has passed a series of laws requiring mandatory structural inspections and full reserve funding for condo buildings three stories and taller. As of January 1, 2026, associations can no longer vote to waive or reduce reserves for components covered by the Structural Integrity Reserve Study (SIRS) — roof, load-bearing walls, fire protection, plumbing, electrical, waterproofing, windows and doors, and any single item over $25,000 affecting those systems.
A newer transparency law (HB 1021) also requires associations with 25 or more units to provide access to governing documents, budgets, and reserve studies through a dedicated website or mobile app.
⚠️ A note on accuracy: Florida condo law changes frequently, and this page reflects our understanding as of the date below. Before relying on any of this for a purchase, sale, or association decision, look up the current statute text yourself (Florida Statutes Chapter 718, and the Division of Florida Condominiums at myfloridalicense.com/condos) or confirm with a real estate attorney. Don’t treat this page as a substitute for checking the primary source.
Last updated: July 2026
Legislative Timeline
| Law | Year | Key change |
|---|---|---|
| SB 4-D | 2022 | Created mandatory milestone inspections for 3+ story buildings, following the Surfside collapse |
| SB 154 | 2023 | Refined inspection and reserve-funding requirements |
| HB 1021 | 2024 | Lowered the online records-portal threshold to associations with 25+ units (effective Jan 1, 2026) |
| HB 913 | 2025 | Extended the SIRS deadline to Dec 31, 2025; raised the reserve-funding threshold from $10K to $25K; added mandatory insurance appraisals and conflict-of-interest disclosures |
Bill numbers and effective dates change as the legislature acts — verify current status with the Division of Florida Condominiums before relying on this timeline.
Key Things to Know
- Buildings three stories or taller must complete Milestone Inspections and SIRS reports on a set schedule — see our Milestone Inspections and SIRS guides.
- A separate 2025 law (HB 913) requires associations to get independent insurance appraisals every 36 months, aimed at reducing surprise coverage gaps.
- Before buying, ask whether the association has an online disclosure portal (required for 25+ unit buildings) and review it alongside recent board minutes.
- These laws are designed to prevent surprise special assessments long-term, but many buildings are still absorbing the transition costs right now — see our Special Assessments guide.
- Engineers or architects bidding on a milestone inspection or SIRS must now disclose in writing if they also plan to bid on the resulting repair work — a conflict-of-interest safeguard worth confirming was followed.
- Associations must now keep milestone inspection and SIRS reports for at least 15 years (other official records for at least 7).
- As of January 1, 2025, the state maintains a public, searchable database of associations that have completed their SIRS — a direct way to check a building’s compliance status yourself.
Frequently Asked Questions
What happens if my building isn’t in the state’s SIRS database?
It may mean the study hasn’t been completed or reported yet, which is worth asking the association about directly — and worth confirming with the Division of Florida Condominiums rather than relying on this alone.
Do these laws apply to buildings under three stories?
Milestone inspections and SIRS requirements generally apply to condo and co-op buildings three stories or taller. Shorter buildings are typically outside this specific requirement, though it’s worth confirming with the association or an attorney for any building you’re considering.
Can I check an association’s compliance status before making an offer?
Yes — the state’s public SIRS database and the association’s own records portal (for 25+ unit buildings) are both good starting points, alongside a direct records request to the association.
Why It Matters to Buyers
These reforms exist to protect buyers and owners after the 2021 Surfside tragedy prompted statewide reform, but the transition has real short-term costs for some buildings. This is general information, not legal advice — laws continue to evolve, so review current association documents and consult a real estate attorney for specifics on any building you’re considering.
Related Reading
These law changes are what created the current Structural Integrity Reserve Study and milestone inspection requirements, and are a major reason many buildings are now billing special assessments. Our condo red flags guide covers how to spot buildings still catching up on compliance. See our buyer’s guide for the full due-diligence process.
