Florida Condo Law Update (HB 913): What Buyers Should Know

At a glance

Question	Short answer
What is HB 913?	CS/CS/HB 913 (2025), "Condominium and Cooperative Associations," Chapter 2025-175
When was it signed?	June 23, 2025
When did it take effect?	July 1, 2025, except where the bill says otherwise
Resale review window	7 days, excluding Saturdays, Sundays and legal holidays (was 3 in the 2024 statute)
Which buildings need milestone inspections and SIRS?	Condo buildings three habitable stories or more
SIRS deadline (older associations)	Extended to Dec. 31, 2025 for associations existing on or before July 1, 2022
Reserve pause for milestone repairs	Budgets adopted on or before Dec. 31, 2028, with a majority vote of all owners
Association websites	Required for associations with 25+ units starting Jan. 1, 2026

Key dates

• June 23, 2025: signed by the Governor
• July 1, 2025: most provisions take effect
• Oct. 1, 2025: associations must have an online account with the state's condo Division
• Dec. 31, 2025: SIRS deadline for associations existing on or before July 1, 2022; first annual milestone-inspection reports from local building agencies to the state
• Jan. 1, 2026: website or app document posting applies to associations managing condos with 25 or more units (no timeshare units)
• Feb. 1, 2026: the Division posts the inflation-adjusted reserve threshold (and annually after)
• Dec. 31, 2028: last budget date for the temporary reserve pause tied to milestone repairs

What changed for buyers

1. More time to review a resale condo

Florida's resale disclosure rule (§718.503(2)) now gives buyers 7 days, excluding Saturdays, Sundays and legal holidays, in the contract's cancellation clause. If you didn't get the required documents more than 7 days before signing, you can cancel by written notice within 7 days after signing and receiving them (or before closing, whichever comes first), and you can extend closing by up to 7 days after you receive them. The 2024 version of the statute said 3 days. Any waiver of these rights has no effect. (New-construction purchases from a developer have their own 15-day rule.)

The seller must give you, at the seller's expense:

• The declaration, articles of incorporation, bylaws and rules
• The annual financial statement and annual budget
• The inspector-prepared summary of the milestone inspection report, if applicable
• The most recent structural integrity reserve study (SIRS), or a statement that none has been done
• The turnover inspection report, if applicable
• The "Frequently Asked Questions and Answers" document and a governance form

2. New ways to fund required reserves

Associations can now fund reserves for SIRS items with regular assessments, special assessments, lines of credit or loans. A special assessment, line of credit or loan used this way needs approval from a majority of the total voting interests. For a buyer, that means the building's debt or upcoming assessments can be part of how reserves are funded, and the annual financial statement must disclose it. The reserve threshold rose from $10,000 to $25,000 (adjusted for inflation each year): any item with a deferred maintenance or replacement cost over that amount must be in the reserve budget.

3. A temporary pause on reserves for milestone repairs

For budgets adopted on or before Dec. 31, 2028, an association that completed a milestone inspection within the previous two calendar years can, with a majority vote of all owners, pause or reduce reserve contributions for up to two consecutive annual budgets to pay for repairs the inspection recommends. It must get a new SIRS before resuming. The pause isn't available to developer-controlled associations, associations where owners have been in control for less than a year, or associations controlled by bulk buyers. Separately, a board can pause reserves without a vote if a building official finds the building uninhabitable after a natural emergency.

Buyer takeaway: a pause can make today's dues look lower than the building's long-term needs. Ask whether reserves are paused or reduced, and why.

4. Milestone inspections and SIRS: three stories and up

Milestone inspections and SIRS now apply to condo buildings three habitable stories or more. Every county and city must adopt an ordinance on when associations schedule or start repairs after a phase two milestone inspection, and local building agencies report milestone data to the state each year. Design professionals and contractors doing milestone work must disclose certain financial or family relationships in writing, and a contract can be voided if they don't.

5. Budgets, meetings and records

• Big budget jumps: if a proposed budget would raise assessments more than 115% of the prior year's, the board must also propose a substitute budget without discretionary spending.
• Video meetings: board and owner meetings can be held by video conference, with notice, a physical location, and recordings kept as official records.
• Financial reports: associations now have 180 days (was 120) after the fiscal year ends to deliver the financial report.
• Insurance: replacement cost must be set by an independent appraisal at least every 3 years.
• Websites: associations managing 25+ units must post key documents online or in an app from Jan. 1, 2026.

6. Hurricane protection costs

Unless the declaration says otherwise, an owner isn't responsible for removing and reinstalling hurricane protection (windows, doors and similar) when the association needs it removed to repair property the association maintains.

Buyer checklist

• Get every document in the list above and note the date you received them; your 7-day clock runs from there
• Read the milestone summary and the SIRS (or the statement that none exists)
• Ask whether reserves are fully funded, reduced or paused, and whether any loan or line of credit funds them
• Ask about approved or proposed special assessments
• Check the association's website for minutes, budgets and contracts
• Review the most recent financial report and the insurance appraisal date
• Have a Florida real estate attorney review the contract and documents

For assessment math and lender questions, see our guide to Florida condo special assessments.

Featured agents: Haute Real Estate Network members include Margarita Sanclemente of Sanclemente Group at Douglas Elliman, whose team focuses on Greater Miami with particular emphasis on new-development and branded condominium residences, and Melissa Barragan of Dezer Platinum Realty in Sunny Isles Beach, who specializes in pre-construction ultra-luxury development sales. Browse more in Miami agents or Find a Realtor. Featured agents are paid members of the Haute Real Estate Network. Editorial selection, not a ranking.

Related - Florida Condo Special Assessments: What Buyers Should Know - How to Read a Florida Condo Prospectus - How Do I Evaluate a Condo's Financials? - What Is a Special Assessment? - What Is a Condo Board's Right of First Refusal?

FAQ

What is Florida HB 913? A 2025 law (Chapter 2025-175) that updated Florida's condo and co-op rules on structural integrity reserve studies, milestone inspections, reserves and association governance.

When did HB 913 take effect? July 1, 2025, except where the bill sets other dates, such as Oct. 1, 2025 for the Division online account and Jan. 1, 2026 for association websites at 25+ units.

How long do I have to cancel a resale condo contract in Florida? Under the current statute, 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the required documents, or until closing if sooner. If you got the documents more than 7 days before signing, the window doesn't apply.

Did HB 913 delay the SIRS deadline? Yes. For associations existing on or before July 1, 2022, it moved the deadline to Dec. 31, 2025 (from Dec. 31, 2024).

Can a condo association borrow to fund reserves? Yes, for SIRS items, with approval from a majority of the total voting interests. The financing must be disclosed in the annual financial statement given to prospective buyers.

Can an association stop funding reserves? Only in limited cases: for up to two consecutive budgets adopted on or before Dec. 31, 2028 to fund milestone repairs, with a majority owner vote, or if a building is declared uninhabitable after a natural emergency.

Does HB 913 apply to two-story condo buildings? Milestone inspections and SIRS now apply to buildings three habitable stories or more. Other parts of the law apply to associations generally.

Sources

General information, not legal advice. Laws and deadlines can change; confirm details for a specific building with a Florida real estate attorney.