What changed for Florida condo associations in 2024 and 2025

What the law says

HB 1021 became chapter 2024-244 and took effect July 1, 2024, except where it set other dates (bill history).

• Owner website at 25 units. From January 1, 2026, an association managing a condominium with 25 or more units and no timeshare units posts specified official records on a website or app. The threshold had been 150 units (§718.111(12)(g)).
• Records crimes. Willful and knowing violations of the inspection rules by a director or manager became a second-degree misdemeanor with removal from office, and refusing to release records to hide a crime a third-degree felony (§718.111(12)(c)).
• Quarterly board meetings. The board of a residential condominium with more than 10 units meets at least once each quarter, and at least four times a year the agenda includes an opportunity for members to ask the board questions (§718.112(2)(c)).
• Reserves. For a budget adopted on or after December 31, 2024, the members of an owner-controlled association that must have a SIRS may not vote to provide no reserves or less than required for the SIRS items (§718.112(2)(f)).
• Kickbacks. Accepting a kickback became a third-degree felony with removal from office (HB 1021 final bill analysis).
• Managers. A community association manager or management firm returns all official records within 20 days after the earlier of contract termination or the association's written request. Managers and firms disclose possible conflicts of interest, and when an insider bids more than $2,500 for goods or services, the association solicits multiple third-party bids (HB 1021 final bill analysis).

What the law says

Each director submits a written certification and a certificate showing completion of an approved education curriculum "within 1 year before being elected or appointed or 90 days after the date of election or appointment." The curriculum "must be at least 4 hours long." After that first filing, each director completes "at least 1 hour of continuing education" every year. The certificate "is valid for 7 years after the date of issuance." A director who does not file on time "is suspended from service on the board until he or she complies," and the board may fill the seat temporarily (§718.112(2)(d)).

According to the House analysis, HB 1021 set the 4-hour curriculum to cover milestone inspections, SIRS, elections, recordkeeping, financial literacy and transparency, levying fines, and notice and meeting requirements, and extended the time associations keep the certificates from 5 years to 7 (HB 1021 final bill analysis).

What the law says

HB 913 became chapter 2025-175 and took effect July 1, 2025, except where it set other dates (bill history).

• Board meetings. If a board meeting is held by video conference, the notice "must state that such meeting will be via video conference" and include "a hyperlink and a conference telephone number" and "the address of the physical location where the unit owners can attend the meeting in person." The meeting "must be recorded and such recording must be maintained as an official record of the association" (§718.112(2)(c)).
• Owner meetings. Unit owner meetings may be held in person or by video conference, and are recorded when held by video conference. At an annual meeting held by video conference, "a quorum of the members of the board of administration must be physically present" at the physical location. If the bylaws do not name a location, the annual meeting is held within 15 miles of the condominium property or in the same county (§718.112(2)(d)).
• Voting. When a meeting is held by video conference, owners may vote electronically under section 718.128 (§718.112(2)(d)).
• Posting. Associations that must keep a website post the recording, or a link to it, for meetings held by video conference over the preceding 12 months (§718.111(12)(g); DBPR condominium FAQs).

What the law says

• SIRS deadline. An association existing on or before July 1, 2022 and controlled by owners other than the developer "must have a structural integrity reserve study completed by December 31, 2025." One required to complete a milestone inspection on or before December 31, 2026 may complete the SIRS together with it, but not after December 31, 2026 (§718.112(2)(g)). The House analysis describes this as moving the deadline from December 31, 2024 (HB 913 final bill analysis).
• Item threshold. The catch-all SIRS item threshold rose from $10,000 to $25,000, or the inflation-adjusted amount the Division posts, which it was to publish by February 1, 2026 (HB 913 final bill analysis).
• Funding options. Reserves for SIRS items may be funded with regular or special assessments, lines of credit or loans, and SIRS items may be pooled with other SIRS items. For budgets adopted on or before December 31, 2028, an association that completed a milestone inspection in the previous two calendar years may, with approval of a majority of the total voting interests, pause or reduce reserve contributions for up to two consecutive annual budgets to fund the recommended repairs (§718.112(2)(f)).
• Affidavit. An officer or director signs an affidavit acknowledging receipt of the completed SIRS (§718.112(2)(g)).
• Online account. Every condominium and cooperative association was to open an online account with the Division by October 1, 2025. The Division may ask for a SIRS through that account, and the association has 5 business days to provide it (HB 913 final bill analysis; DBPR condominium FAQs).
• Milestone inspections. Section 553.899 covers condominium and cooperative buildings three habitable stories or more. The first inspection is due by December 31 of the year the building reaches 30 years, or 25 if the local agency requires it, then every 10 years. Local building agencies report milestone data to the department by December 31, 2025 and each December 31 after (§553.899).

What the law says

According to the House analysis (HB 913 final bill analysis):

• New official records. Recordings of video conference meetings, bank statements and ledgers, and copies of required affidavits joined the official records list.
• Annual financial report. Delivered within 180 days after the end of the fiscal year (was 120 days). The association may send a notice that the report is available instead, and provides it within 5 business days of an owner's request.
• Budgets over 115 percent. A proposed budget above 115 percent of the prior year's assessments comes with a substitute budget that leaves out discretionary expenses that are not required.
• Manager accounts. Community association managers keep an online licensure account with DBPR listing their firm and each association where they are the onsite manager, and update it within 30 days of a change.
• Manager information on the website. Where the association must post records online, the manager or firm posts contact information, hours of availability and a summary of duties for each assigned representative.
• Licensing. Board members and officers confirm a manager or firm is licensed before contracting, and the association may end a management contract if the license is suspended or revoked during its term. A manager whose license is revoked may not own or work for a management firm for 10 years.