Florida HB 913 — what changed and what to do.

Why HB 913 exists

HB 913 and HB 1021 were drafted as companion bills in the 2024 legislative session. HB 1021 carried the structural-inspection and SIRS reforms. HB 913 carried the operational and financial-governance reforms that make HB 1021 enforceable on the page. The legislative intent was that boards would adopt them together. In practice many boards have read one and not the other, and the gap shows up in their record book.

What changed: section by section

1. Financial reporting tiers and timeline

Section 718.111(13) sets the annual financial-report tier based on total annual revenue. The dollar thresholds are unchanged from prior law, but HB 913 clarified the delivery timeline and confirmed the tier rules around waivers.

The tiers, in summary:

Associations operating fewer than 50 units may use a report of cash receipts and expenditures regardless of revenue. Owners may vote to waive a higher tier and use the next-lower report by majority of voting interests, but the vote must occur before the fiscal year-end and is good for one fiscal year only. There is no auto-renewal.

What this means in practice. Set a calendar reminder 30 days before fiscal year-end for the waiver-vote question and 60 days after fiscal year-end for the CPA engagement check. Late delivery is one of the most common compliance failures and the easiest one to fix.

2. Reserve study and SIRS — refinements

HB 913 worked alongside HB 1021 to define who is qualified to perform a SIRS, which components must be included, and how the SIRS schedule reconciles to the operating budget. The headline rule from HB 1021 — no waiver of structural reserves — is the consequential one. HB 913 added the procedural plumbing that makes it auditable.

What this means in practice. A reserve study by an unqualified provider is, for SIRS purposes, no study at all. Confirm the credentials before the engagement letter is signed. The credentials go in the record book.

3. Milestone-inspection delivery and posting

HB 913 confirmed the delivery and posting rules for the milestone-inspection summary. The Phase 1 summary must be delivered to the local building official, made available to owners, and posted on the association’s website where one is required.

What this means in practice. The 30-day clock starts on receipt by the association, not on completion by the engineer. If the engineer hands the summary to the CAM and the CAM holds it for two weeks, the clock has been running. Treat receipt as a logged event.

4. Conflict-of-interest disclosure

HB 913 reinforced the conflict-of-interest provisions for directors and officers. A director with a financial interest in any matter — a contract being considered, a vendor being hired, a related-party transaction — must disclose the interest and refrain from voting.

What this means in practice.Disclosure goes in the minutes. The recusal goes in the minutes. The contract gets approved (or not) by the remaining directors. Failure to disclose can void the resulting contract and expose the director personally to suit by the association or by an owner. “I didn’t think it counted” is not a defense.

5. Notice and meeting requirements (reaffirmed)

HB 913 did not change the underlying notice rules in § 718.112(2)(c) and § 718.112(2)(d), but it is worth re-stating them because so many boards get them wrong.

Regular board meeting

48 hours posted at a conspicuous place on the property.

Meeting at which non-emergency special assessments will be considered

14 days mailed to all owners, with a written statement of purpose.

Meeting at which rules regarding unit use will be amended

14 days mailed.

Annual member meeting

14 days mailed (60 days for first notice if elections are involved, with the second notice at the statutory window before the meeting).

The “conspicuous place” requirement is real and frequently litigated. Posting on the association website is supplementary, not a substitute, unless the bylaws specifically authorize website-only notice under the post-HB 1021 framework.

Penalties and enforcement

The same three-track enforcement structure that applies to HB 1021 applies here. Owner civil suits can recover statutory damages and attorney’s fees for late or absent financial reports, missed notice deadlines, or undisclosed conflicts. DBPR can investigate, fine, and refer. CAMs can be sanctioned under § 468 for the same conduct that fines the board. The board’s directors-and-officers insurance policy is the practical first line of defense, but it does not respond to willful misconduct or to undisclosed conflicts. Records-related obligations — referenced in passing — carry the 10-business-day response window with up to $50/day, $500 maximum per request under § 718.111(12)(c)1.a.

What you should do this quarter

1. Set the financial-report calendar. Fiscal year-end + 90 days for completion. Fiscal year-end + 120 days, hard ceiling, for delivery to owners. Calendar both.
2. Confirm the reporting tier. Pull total annual revenue for the prior fiscal year. If you are within $25,000 of a tier boundary, plan for the next-tier report; do not be surprised by it.
3. Confirm SIRS provider credentials. If your SIRS was performed by a provider whose credentials are not in your record book, get them on file.
4. Review milestone-inspection delivery logs. If a Phase 1 or Phase 2 summary has been received, confirm the 30-day delivery and posting log.
5. Conflicts-of-interest review. At the next board meeting, have each director sign a fresh disclosure statement covering current and pending vendor relationships.
6. Notice templates. Pull the templates you use for board meetings, special-assessment meetings, rule amendments, and the annual meeting. Confirm each carries the right delivery method and the right window.

How HOA Rocket helps

Product surface → /features/administration · /features/compliance

The HB 913 obligations are operational, and they reward associations that have systems. We pre-populate the financial-report calendar with the fiscal year-end, the 90-day completion target, and the 120-day delivery ceiling. SIRS-to-budget reconciliation surfaces when the budget is being drafted, with the SIRS line items shown next to the corresponding reserve allocation. Milestone-inspection summaries upload once and route to owners with a logged delivery timestamp per owner. Conflict-of-interest disclosure forms generate per director at board onboarding and at each annual meeting.

Book the walkthroughSee pricing