Florida compliance

Florida Condo Law Changes 2025–2026: What Boards Need to Know

The law that matters is HB 913 (2025), Chapter 2025-175, which took effect July 1, 2025. It extended the SIRS deadline to December 31, 2025, added new ways to fund or briefly pause reserves, required websites for associations with 25 or more units from January 1, 2026, allowed meetings by video conference as long as they are recorded, and rewrote the association's property insurance duty. The 2026 session made no substantive changes to the Condominium Act. The 2026 law most likely to reach your association is a Citizens insurance bill.

Last reviewed: September 2026 · Cited to the 2026 Florida Statutes and Laws of Florida · Not legal advice

Every change in one table

Unless noted, the changes come from CS/CS/HB 913 (2025), Chapter 2025-175, which the Governor approved on June 23, 2025.[1] Section references are to the 2026 Florida Statutes. Several subparagraphs of s. 718.112(2)(d) were renumbered in 2025, so older citations may not match.

SIRS and milestone inspections: what HB 913 changed

A milestone inspection is still due by December 31 of the year a covered building turns 30, then every 10 years. The local enforcement agency may move that to 25 years based on local conditions such as proximity to salt water.[4] HB 913 now requires the county commission or municipal governing body to adopt an ordinance on repair timing. Repairs for substantial structural deterioration found in a phase two report must be commenced within 365 days after the report.[4]

If officers or directors willfully and knowingly fail to complete a SIRS or have a milestone inspection performed, the statute treats that as a breach of their fiduciary duty to the owners.[2] Within 45 days of receiving either report, the association must distribute the report, or notice of it, to owners.[2] Our milestone inspection and SIRS guide has the deadlines by building cohort.

Reserves: the new options

For budgets adopted on or after December 31, 2024, owners of an association that must obtain a SIRS still cannot vote to waive or underfund SIRS reserves. Narrow exceptions exist for multicondominiums using a Division-approved alternative funding method and for associations voting to terminate.[2] What HB 913 changed is how the obligation can be met:

Borrow instead of assess

An owner-controlled association that must have a SIRS may take a line of credit or a loan for capital expenses required by a milestone inspection or SIRS. The credit must cover any previously waived or unfunded reserves. The board can draw on it without another member vote, and it must be disclosed in the annual financial statement and to prospective buyers.[2]

Pause for repairs, briefly

For budgets adopted on or before December 31, 2028, an association that completed a milestone inspection in the previous two calendar years may pause or reduce reserve contributions for up to two consecutive annual budgets to fund the repairs the inspection recommended. This needs majority approval of the total voting interests, and a SIRS must be performed before contributions resume.[2]

A higher line for what must be reserved

Beyond roof, painting and paving, items must be reserved if they exceed $25,000, adjusted for inflation each year. The Division posted $25,675 for 2026.[7]

Websites, meetings, records and director education

Websites for 25+ unit associations

Since January 1, 2026, any association managing a condominium of 25 or more units (excluding timeshare condominiums) must post required records on a website or mobile app. The site must have an owners-only protected area.[3] The earlier threshold was 150 units.[9] The posting list now includes the SIRS, milestone and other structural or life-safety inspection reports, all affidavits the chapter requires, 12 months of approved board minutes, and recordings (or links) of video-conference meetings.[3] Unless a shorter period applies, posting is due within 30 days after the association receives or creates the record.[3]

Video-conference meetings

Board meetings, unit owner meetings (including the annual meeting) and budget meetings may be held by video conference. The notice must include a hyperlink, a call-in telephone number and a physical location where owners can attend in person, and the meeting must be recorded and kept as an official record.[5][2] A board member who takes part by real-time video or phone counts toward the quorum and may vote. For an annual meeting held by video conference, a quorum of the board must be physically present at the in-person location.[2] Owner meetings must be held where the bylaws say. If the bylaws are silent, they must be within 15 miles of the condominium or in the same county.[2]

Director education

The education requirement comes from HB 1021 (2024), not HB 913. Directors must submit a written certification and a certificate for a 4-hour Division-approved course covering milestone inspections, SIRS, elections, recordkeeping, financial literacy, fines and meeting requirements. The deadline is within 1 year before, or 90 days after, election or appointment. After that, directors complete 1 hour of continuing education every year. A director who misses the deadline is suspended from the board until they comply.[2][9]

Background: SB 4-D (2022) and SB 154 (2023)

SB 4-D (Chapter 2022-269, effective May 26, 2022) was passed after the Surfside collapse. It created mandatory milestone inspections and the SIRS requirement, and it ended reserve waivers for SIRS items going forward.[16] SB 154 (Chapter 2023-203, effective June 9, 2023) replaced the automatic 25-year coastal trigger with a local-agency determination, let associations do the SIRS together with the milestone inspection, and revised manager and inspection provisions.[17] HB 1021 (2024) and HB 913 (2025) amended both laws. HB 913 is the current layer.

What did the 2026 session change?

• SB 104, Chapter 2026-14: the annual reviser's bill. It amended ss. 718.111, 718.112, 718.501 and 718.503 only to correct cross-references and similar technical errors left by the 2025 renumbering.[13]
• CS/CS/HB 797, Chapter 2026-168 (effective July 1, 2026): rewrites the nonprofit corporation law in chapter 617, under which associations are commonly organized. It made conforming amendments to ss. 718.111, 718.1265 and 718.3027, including the officer and director duty provision in s. 718.111(1)(d), which ties back to s. 617.0830.[14] Boards should ask counsel how the new chapter 617 defaults interact with their bylaws.
• SB 722, which would have allowed SIRS reserve waivers or reductions by majority vote, died in Regulated Industries on March 13, 2026. The omnibus CS/SB 1498 (Community Associations) died in appropriations committee the same day.[15]
• CS/CS/SB 1028, Chapter 2026-150 (Citizens Property Insurance, effective June 16, 2026) is the one to watch. Citizens writes condominium association buildings under its commercial residential line.[18] Under the new law, an applicant or policyholder for commercial residential coverage becomes ineligible for Citizens if an approved surplus lines insurer offers comparable coverage at a total cost no more than 15% higher than Citizens'. Total cost includes premium plus all fees, taxes, assessments and surcharges. Citizens must run a separate commercial lines clearinghouse for these offers by January 1, 2027.[12]

What this means for insurance and owner-compliance tracking

Most of these laws deal with structure and governance, but they reach unit owners' insurance in three ways.

1. Bigger, more frequent assessments, and HO-6 coverage doesn't pay them. Mandatory SIRS reserves, milestone repairs due within 365 days, and new authority to fund reserves by special assessment or loan all mean more money requested from owners. Loss assessment coverage on an HO-6 responds to assessments that follow a covered loss. It does not pay for a reserve shortfall or deferred maintenance. See Loss assessment coverage in Florida for the details.

2. The master policy may change carriers. SB 1028 is designed to move commercial residential risks out of Citizens and into the private and surplus lines market. When an association's master policy changes, the deductible, the valuation, and the line between what the association insures and what the owner insures can all shift. Owners' HO-6 limits may need to follow. HB 913 separately requires adequate property insurance "regardless of any requirement in the declaration," with replacement cost updated at least every three years if the association uses an appraisal.[3]

3. Boards are expected to show their work. The same laws expanded official records, website posting, signed affidavits and director certifications. They also made willful failure to complete a SIRS or milestone inspection a breach of fiduciary duty. Unit-owner HO-6 coverage is not a statutory mandate. It comes from your declaration and your lender (see Florida condo insurance requirements). But a board that enforces the declaration's insurance clause needs the same kind of dated, documented record: who is covered, by which carrier, and until when. A spreadsheet of expiration dates that nobody updates doesn't give you that.

Board checklist for late 2026

1. Confirm your SIRS is complete. The last possible date for any association is December 31, 2026.
2. Confirm the SIRS statement was filed with the Division within 45 days and that the association has a Division online account.
3. If you plan a reserve pause, check that the milestone inspection falls within the previous two calendar years and that the vote is a majority of total voting interests.
4. 25+ units: confirm the website or app is live, has an owners-only area, and is posting records within 30 days.
5. If you meet by video conference, check the notice content and that every recording is kept and posted.
6. Confirm every director's education certificate and annual 1-hour continuing education is on file.
7. If you are with Citizens, ask your agent how the 2027 clearinghouse will affect your renewal.
8. Match your declaration's HO-6 requirement to what owners can actually show you, with current dec pages on file.