With unanimous support in both chambers, the Florida Legislature finalized a broad overhaul of the state’s condominium governance and safety statutes, advancing legislation intended to reconcile stringent post-Surfside safety mandates with the financial realities facing condominium associations and unit owners.

House Bill 913 and its companion, Senate Bill 1742, received final passage Wednesday, clearing the House on a 112-0 vote and the Senate on a 37-0 vote. The proposal, which now awaits action by Gov. Ron DeSantis, was spearheaded by Rep. Vicki Lopez, and Sen. Jennifer Bradley, following consultation with residents, local governments, state regulators, and industry stakeholders.

The legislation preserves the core requirements enacted in the wake of the 2021 Champlain Towers South collapse, including mandatory milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings with three or more habitable stories. However, it introduces a suite of modifications designed to reduce compliance costs and provide associations with additional tools for financial planning.

Associations will now be authorized to fund reserves and SIRS obligations through lines of credit or loans, and may invest reserve funds in certificates of deposit or other depository accounts, so long as such investments are undertaken with due regard for risk and return. For associations that have recently completed a milestone inspection, the bill permits a two-year delay in commissioning a new reserve study in order to prioritize necessary structural repairs. Reserve contributions may be paused or reduced for up to two consecutive budget years with a majority vote of the membership, and may also be suspended without a vote if the building is declared uninhabitable by a local official.

In addition to extending the deadline for completing SIRS to December 31, 2025, the bill increases the minimum cost threshold for required reserve items from $10,000 to $25,000, with provisions for annual inflation adjustments. Reserve studies must now delineate between mandatory and discretionary components, and must include a baseline funding plan ensuring the reserve balance remains above zero. Officers and directors of associations are required to execute affidavits affirming receipt of the completed studies.

“Without moving one step backwards on safety, this bill provides options, flexibility, and relief so condo owners and associations can prioritize the most important repairs first, including safety issues identified during milestone inspections. They can then take a pause to catch up by reducing reserve funding temporarily, or obtaining a line of credit in lieu of reserves for a limited period,” said Sen. Bradley.

To mitigate conflicts of interest in the contracting process, the legislation imposes strict disclosure requirements on professionals who conduct reserve studies or milestone inspections and intend to bid on related repair work. Any undisclosed financial relationships between those conducting inspections and those carrying out repairs render contracts voidable and may result in disciplinary action by the relevant licensing authority.

The measure also introduces expanded financial oversight and transparency requirements. Associations must publish on their websites current bank statements, board meeting minutes, and all legally required affidavits. A reporting mandate directs all associations to register with the Division of Condominiums, Timeshares, and Mobile Homes and submit detailed information on unit counts, assessments, board composition, and building age by December 31, 2025. The division’s regulatory scope is expanded to include enforcement of inspection and reserve obligations, insurance coverage standards, and board member education compliance.

The legislation further codifies the use of remote technologies for board and membership meetings while limiting remote attendance by board members to two times annually for purposes of establishing quorum. Remote meetings must be recorded, and notices must include both a physical meeting address and a hyperlink to the videoconference. If at least 25 percent of voting interests petition the board, associations are required to adopt electronic voting procedures.

In line with previous reforms, the bill adjusts presale disclosure rules by requiring sellers to furnish the most recent annual financial statement and budget, and extends the rescission period for non-developer unit sales from three to seven days. A clarifying provision specifies that changes to regulations concerning condominiums within multi-use buildings will apply only to declarations recorded on or after July 1, 2025.

“Condominium living is, particularly in our coastal areas, an iconic and highly sought-after way of life, including for many seniors retiring to our state. Everyone shares the goal of ensuring our condos are safe for residents who have made significant investments in these properties. I’m grateful to Senator Bradley and Senator Pizzo for leading this critical effort in the Senate,” said Senate President Ben Albritton.