Q: Will you please highlight the residential housing laws that were amended in the 2025 Regular Legislative Session in Florida? I. H., Naples
A: Yes, below is a recap of changes governing condominiums, cooperatives, and other community associations, effective July 1, 2025, unless otherwise noted. The full text of each bill, as well as applicable legislative staff reports, are available on the legislative web sites (www.flsenate.gov; www.myfloridahouse.com; and www.leg.state.fl.us.).
Note:
F.S. = Florida Statute.
HB = House Bill.
SB = Senate Bill.
Milestone Inspections and Structural Integrity Reserves (SIRS)
Milestone Study Requirements: Now limited to buildings with three or more habitable stories (F.S. 553.899(3)(a))/HB 913
Disclosure Requirements: Architects, engineers, and contractors bidding on milestone inspections or related services must disclose conflicts of interest in writing (F.S. 553.899(12) & (13)(a))/HB 913
Local Reporting: Local enforcement agencies must annually report milestone inspection data to the state starting December 31, 2025 (F.S. 553.899(13)(a))/HB 913
Funding SIRS Reserves: Associations can fund SIRS reserves through assessments, loans, or lines of credit, with owner approval required for certain funding methods (F.S. 718.111(12)(f)2.c)/HB 913
Uninhabitable Buildings: Reserve funding can be paused without owner votes if a building is declared uninhabitable due to emergencies (F.S. 718.111(12)(d)) /HB 913
Temporary Reserve Pauses: Associations may pause reserve funding for up to two years if milestone inspections were completed within the prior two years (F.S. 718.111(12)(f)2.e) /HB 913
Four-Family Dwelling Exception: SIRS reserves are not required for buildings with four or fewer units and three or fewer habitable stories (F.S. 718.111(12)(g)5) /HB 913
SIRS Study Deadlines: Extended to December 31, 2025, for associations existing before July 1, 2022 (F.S. 718.111(12)(g)7) /HB 913
SIRS Study Delays: Associations completing milestone inspections may delay SIRS studies for up to two years (F.S. 718.111(12)(g)9) /HB 913
Affidavit Requirement: Officers or directors must sign affidavits acknowledging receipt of completed SIRS studies (F.S. 718.111(12)(g)10)/HB 913
Condominium Updates
Alternative Reserve Funding: Allowed for all multi-condominiums, not just those with 25 or more condominiums (F.S. 718.103(1)/HB 913
Video Conference Rules: Defined as real-time audio/video meetings; notices must include hyperlinks, call-in numbers, and physical meeting locations. Recordings must be maintained as official records (F.S. 718.103(33)/HB 913
Management Contracts: Managers must hold applicable licenses, and associations can terminate contracts if licenses are suspended or revoked (F.S. 718.111(3)(g)) /HB 913
Property Insurance: Independent insurance appraisals must be updated every three years (F.S. 718.111(11)(a)2) /HB 913
Official Records: Video recordings of meetings and committee minutes are now official records and must be kept for one year (F.S. 718.111(12)(a)6 & 11) /HB 913
Access Denial Penalties: Denying access to records intentionally or knowingly constitutes a misdemeanor (F.S. 718.111(12)(c)2) /HB 913
Website Posting Deadlines: Documents must be posted within 30 days of creation or receipt, including meeting minutes and video recordings (F.S. 718.111(12)(g)) /HB 913
Financial Reporting: Associations must send year-end financial reports to owners or notify them of availability within 180 days (F.S. 718.111(13)) /HB 913
Waiving Financial Reports: Requires a majority vote of all owners, not just those present and voting (F.S. 718.111(13)(d)) /HB 913
Investment Rules: Boards must make prudent investment decisions and may invest reserve funds in certificates of deposit without owner votes (F.S. 718.111(16)) /HB 913
Meeting Rules: Video conference meetings require specific notices and must be recorded (F.S. 718.111(12)(b)5 & (c)1) /HB 913
Annual Member Meetings: Must be held within 15 miles of the condominium property or in the same county (F.S. 718.111(12)(d)) /HB 913
Budget Adoption: Boards must propose substitute budgets if assessments exceed 115 percent of the prior budget (F.S. 718.111(12)(e)2.a) /HB 913
Reserve Thresholds: Capital item reserve requirements increased from $10,000 to $25,000, adjusted for inflation (F.S. 718.111(12)(f)2.a) /HB 913
Pooling Reserves: Associations may pool reserves without owner votes, but SIRS reserves can only be pooled with other SIRS reserves (F.S. 718.111(12)(f)4) /HB 913
Hurricane Protection Costs: Owners are not responsible for removal/reinstallation costs unless specified in the declaration (F.S. 718.113(5) /HB 913
Electronic Voting: Boards can adopt electronic voting with 48-hour notice; owners can petition for electronic voting (F.S. 718.128) /HB 913
E-Mail Voting: Owners may vote via email but must waive ballot secrecy (F.S. 718.128(7) /HB 913
Emergency Powers: Expanded to include evacuation orders, not just mandatory ones (F.S. 718.1265(1)(h)) /HB 913
Developer Contracts: Small commercial condominiums can cancel developer-made contracts with 75 percent owner approval (F.S. 718.302(a)) /HB 913
Shared Facilities Reporting: Non-condominium portions of buildings must provide financial reports to associations (F.S. 718.407(4) /HB 913
Division Reporting: Associations must create online accounts and report detailed information by October 1, 2025 (F.S. 718.501) /HB 913
Rescission Period: Extended from 3 to 7 days for non-developer unit sales (F.S. 718.503(2) /HB 913
My Safe Florida Condominium Program: Expanded funding and reduced owner approval requirements for hurricane mitigation projects (F.S. 215.55871) /HB 913
Cooperatives
Investment Rules: Boards must make prudent investment decisions and may invest reserve funds in certificates of deposit without owner votes (F.S. 719.104(13)(a) and (b))/HB 913.
Reserve Thresholds: Increased from $10,000 to $25,000, adjusted for inflation (F.S. 719.106(1)(j)2.a)/HB 913.
Uninhabitable Buildings: Reserve funding can be paused without owner votes during emergencies (F.S. 719.106(1)(j)2.d/HB 913
Pooling Reserves: Condominium associations can now pool reserves, with SIRS reserves pooled only with other SIRS reserves, without requiring owner votes. (F.S. 719.106(1)(j)5/HB 913
Emergency Powers: Expanded to include evacuation orders, not just mandatory ones (F.S.719.128(1)(i))/HB 913
Reporting to the Division: By October 1, 2025, associations must create online accounts with the Division, providing detailed property, management, and financial information. (F.S. 719.501(2)(c) and (3)/HB 913
Rescission Period: For non-developer unit sales is extended from 3 to 7 days. (F.S. 719.503(2)(c)1 and 2)/HB 913
Homeowner Associations (FS Chapter 720)
No changes.
Richard DeBoest, Esq., is partner/shareholder of the law firm Goede, DeBoest & Cross, PLLC.
Attorneys at Goede, DeBoest & Cross respond to questions about Florida community association law. With offices in Naples, Fort Myers, Coral Gables, Boca Raton and Pensacola, the firm represents community associations throughout Florida and focuses on condominium and homeowner association law, real estate law, litigation, estate planning and business law.
Visit www.gadclaw.com or to ask questions about your issues for future columns, send your inquiry to: [email protected].
The information provided herein is for informational purposes only and should not be construed as legal advice. The publication of this article does not create an attorney-client relationship between the reader and Goede, DeBoest & Cross, or any of our attorneys. Readers should not act or refrain from acting based upon the information contained in this article without first contacting an attorney, if you have questions about any of the issues raised herein. The hiring of an attorney is a decision that should not be based solely on s or this column.
This article originally appeared on Palm Beach Post: Florida condo laws have changed in 2025. Here's what is new
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