Florida condo and HOA law in 2026 — what is in effect and what changed

What law is in effect right now (2026)

As of May 2026, the operative legal framework for Florida condominium and homeowner associations consists of the following layers:

• HB 913 (signed June 23, 2025; effective July 1, 2025). Tightened reserve-study requirements, refined the milestone-inspection delivery and posting obligations, reinforced conflict-of-interest disclosure for directors, and sharpened financial-reporting timelines. This bill is fully effective and enforceable.
• HB 1021 (signed June 14, 2024; effective July 1, 2024). Introduced the Structural Integrity Reserve Study (SIRS) mandate, prohibited waivers of structural reserves, expanded director-education requirements under §720.3033, and capped individual fines. Now in its second full year of operation.
• Milestone inspection regime under §553.899. Buildings of three or more stories must undergo a Phase 1 milestone inspection at 30 years of age (25 years within three miles of the coastline), then every 10 years after that. The local building official notifies the association; Phase 1 must be completed within 180 days of that notice. If Phase 1 identifies substantial structural deterioration, Phase 2 begins — with a progress report required within 180 days of Phase 1 completion. The association must distribute a summary to all unit owners within 45 days of receiving it.
• §718.111(12)(g) statutory website rule. Condo associations managing 150 or more units must maintain a password-protected digital records repository accessible to unit owners. This requirement has been in force since July 2024 and applies to all qualifying associations regardless of whether they were previously exempt.

Milestone inspection deadlines in 2026

Buildings that were first occupied in 1996 are turning 30 years old in 2026. For three-story-or-taller residential condominiums in that cohort, the 30-year milestone inspection trigger is active this calendar year. A building that received its certificate of occupancy in, say, March 1996 would expect a notice from the local building official sometime in 2026, followed by a 180-day window to complete Phase 1.

Buildings within three miles of the coastline that were first occupied in 2001 are now reaching the 25-year coastal threshold in 2026. Coastal buildings are subject to the earlier trigger under §553.899.

Boards should not wait for the notice to begin planning. Qualified inspectors are in high demand. Securing an engineering firm before the notice arrives shortens the administrative delay and leaves more of the 180-day window for the actual inspection.

HB 913 reserve consequences for the 2026 budget cycle

The reserve changes introduced by HB 913 and HB 1021 together mean that for the 2026 fiscal year — the second full budget cycle under the new framework — full SIRS funding is not optional. An association may not adopt a budget that waives or reduces structural reserves below the amounts specified in the current SIRS. The legislature removed the waiver vote for structural components.

Associations that attempted to soften the reserve impact in the 2025 budget by relying on pre-existing waiver votes should confirm with counsel whether those votes remain operative under the current statute. In most cases they do not. The 2026 budget must reflect a fully funded SIRS schedule or the board is in violation.

For HOA boards, the parallel reserve obligations under Chapter 720 should also be reviewed. HB 913 refined the HOA reserve landscape in ways that mirror the condo changes, though the SIRS label and the engineering-credential requirement are specific to Chapter 718 condominiums.

What the 2026 legislature is doing

The Florida Legislature is in regular session as of this writing. We track every committee bill and floor amendment that touches Chapter 718, Chapter 720, Chapter 553, or related provisions. This page is updated quarterly, or sooner when material changes are signed into law.

We do not summarize bills in committee because committee text frequently changes before passage, and summarizing a bill that is amended or dies in committee creates false impressions of what the law requires. When a bill is signed and an effective date is established, this page will be updated with accurate statutory language.

Action items for a 2026 board

• Confirm your building’s certificate-of-occupancy date.If the building is within the 2026 cohort (30 years for inland, 25 for coastal), begin engineering-firm outreach now rather than after the local building official’s notice arrives.
• Audit the SIRS and the 2026 budget together. Confirm that every SIRS line item has a corresponding reserve allocation in the adopted budget. Document the reconciliation in the board minutes.
• Check the §718.111(12)(g) website for 150+-unit associations. If the portal is not live or is missing any enumerated record category, bring it into compliance before the next records request arrives.
• Complete director education under §720.3033. Newly elected HOA directors have 90 days to complete the initial education certificate. Four hours of continuing education annually (eight hours for associations with 2,500 or more parcels) applies to all HOA directors.
• Review the fining committee charter. HB 1021 and HB 913 reinforced the procedural requirements for imposing fines. Confirm the committee composition, the 14-day hearing-notice clock, and the minute-keeping requirements are all in order.

We are not your lawyer. Nothing on this page is legal advice.