Florida’s 2025 legislative session brought several notable changes to the governance of condominium and cooperative community associations. House Bill 913 (HB 913) passed unanimously in both the Florida Senate and House, introducing new rules related to community association managers (CAMs), milestone inspections, reserves, insurance, association meetings, and more. These changes, effective July 1, 2025 (unless otherwise noted), aim to improve transparency, safety, and operational integrity for Florida’s multifamily communities.

Below is a summary of the critical legal updates.

 

Official Records

The following are now required to be maintained as official records:

  • Bank statements and ledgers.
  • Video recordings of meetings held by video conference.
  • Affidavits required by Chapter 718, Florida Statutes.
  • The past 12 months of approved board meeting minutes must be posted on the association’s website within 30 days of any updates.

 

Meeting and Voting Changes

  • Associations may hold meetings by video conference; board members attending virtually can vote but do not count toward quorum.
  • Meetings must be recorded and held within 15 miles of the condominium or in the same county.
  • The DBPR will adopt rules for video meetings.
  • If 25% of voting interests petition for it, the board must adopt a resolution allowing electronic voting.

 

Annual Budgets

  • If a proposed budget exceeds 115% of the prior year’s assessments, a substitute budget (excluding discretionary expenses) must also be proposed and presented to the membership.
  • “Betterment” expenses are no longer excluded when calculating the 115% threshold; only SIRS-related expenses are.

 

Insurance Requirements

  • Every condominium association must carry property insurance based on full insurable value, determined at least once every three years.
  • For umbrella policies covering multiple associations, insurance must cover the probable maximum loss from a 250-year windstorm event.

 

Reserves and Structural Integrity Reserve Studies (SIRS)

  • The monetary threshold for reserve items has been raised from $10,000 to $25,000, with annual inflation adjustments.
  • Multicondominium associations may now use the “alternative funding method.”
  • Associations may pause reserve funding without unit owner approval if a building is declared uninhabitable.
  • Associations that complete a milestone inspection may pause or reduce reserve contributions for up to two consecutive budgets (with a member vote), provided a new SIRS is completed afterward.
  • Boards can change from straight-line to pooled reserve accounting without a vote.
  • SIRS requirements are delayed until December 31, 2025.
  • The studies must include a reserve “baseline” plan to keep reserve balances above zero.
  • Four-family dwellings with three or fewer habitable stories are exempt.

 

Milestone Inspections

HB 913 refines existing milestone inspection requirements:

  • Applies inspections to buildings with three or more habitable stories.
  • Local enforcement agencies must report data to the DBPR by October 1, 2025.
  • County commissions must require needed repairs to begin within 365 days after receiving a phase two inspection.
  • The Office of Program Policy Analysis and Government Accountability (OPPAGA) will compile and report inspection data to the Legislature.

 

Conflict of Interest – Inspections and Reserve Studies

  • Professionals conducting Structural Integrity Reserve Studies (SIRS) or milestone inspections must disclose if they intend to bid on related work.
  • Any conflicts must be disclosed in writing to the association, or the contract becomes voidable and may result in professional discipline.


Community Association Managers (CAMs)

  • HB 913 tightens regulations on community association managers and CAM firms:
  • CAMs must now maintain and update an online account with the Department of Business and Professional Regulation (DBPR), disclosing the services provided to associations.
  • CAMs whose licenses are revoked cannot be involved in a CAM firm (ownership or employment) for 10 years.
  • The Division of Condominiums, Timeshares, and Mobile Homes must notify both the CAM firm and the association when a CAM’s license is suspended or revoked.
  • Conflict-of-interest rules were revised, including an exemption for conflicts disclosed in the management contract.

 

Other Key Changes

  • Presale Disclosure: The rescission period for non-developer condominium unit sales is extended from 3 to 7 days.
  • Division Oversight: The DBPR’s authority expands to include milestone inspections, insurance maintenance, board education, and reserve reporting.
  • Association Reporting: Associations must create and annually update an online DBPR account by October 1, 2025.
  • Law Enforcement: The definition of “official investigation” now includes DBPR investigations tied to harassment or retaliation.
  • Emergency Powers: Boards may now require evacuation in response to any government-ordered evacuation, not just mandatory ones.
  • Nonresidential Condos: Provisions are updated regarding maintenance and hurricane protections.

 

Legal Resource

These new legislative updates reflect Florida’s continued focus on ensuring transparency, accountability, and safety in community associations. Florida board members, property managers, and community leaders should prepare to comply with the law’s wide-reaching requirements.

Questions about these recent legislative updates? Do not hesitate to contact our law firm.

Please call 855-537-0500 or visit www.ksnlaw.com.

Since 1983, KSN has been a legal resource for condominium, homeowner, and townhome associations. Additionally, we represent clients in real estate transactions, collections, landlord/tenant issues, and property tax appeals. We represent thousands of clients and community associations throughout the US with offices in several states including Florida, Illinois, Indiana, and Wisconsin.

 

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