After the 2021 collapse of Champlain Towers South in Surfside, Florida passed new condominium safety laws (SB 4-D in 2022, amended since, most recently by HB 913 in 2025). They require regular structural inspections and fully funded reserves for major building components — and they have changed what it costs to own in many older buildings.
Which buildings are covered
Condominium and cooperative buildings that are three or more habitable stories tall. Single-family homes and small buildings of up to four units with three or fewer habitable stories are exempt.
Milestone inspections
- Due by December 31 of the year the building reaches 30 years from its certificate of occupancy. The local building department may require it at 25 years based on local conditions, such as proximity to salt water.
- Repeated every 10 years after that.
- Phase one is a visual inspection by a licensed engineer or architect. If it finds substantial structural deterioration, a phase two with more detailed testing is required, and repairs must begin within 365 days of the phase two report.
- The condominium association pays for the inspection — which ultimately means the owners, through the association budget.
Structural integrity reserve studies (SIRS)
Associations of buildings with three or more habitable stories must complete a SIRS at least every 10 years; for existing associations the first one was due by December 31, 2025. The study covers the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other major items over $25,000.
For budgets adopted on or after December 31, 2024, owners can no longer vote to skip or reduce reserves for these items, with narrow exceptions — for example, a temporary pause of up to two years to fund milestone-inspection repairs.
What this means when you buy a condo
In many older buildings, monthly dues have gone up and special assessments have become more common as associations fund reserves and repairs. Before you commit, ask for:
- The milestone inspection report (phase one, and phase two if one was required) and the status of any repairs.
- The most recent structural integrity reserve study.
- The current budget and reserve schedule.
- Any special assessment that is approved, proposed or under discussion — board meeting minutes are a good place to look.
Florida law gives resale condo buyers a review period after receiving the association documents during which they can cancel the contract — ask your agent for the exact terms in your contract. Buildings with unfinished critical repairs can also be harder to finance, so share these documents with your lender early.
Frequently asked questions
At what age does a Florida condo need a milestone inspection?
By December 31 of the year the building turns 30, or 25 if the local building department requires it based on local conditions such as proximity to salt water. After that, every 10 years.
Does the law apply to townhouses or villas?
It applies to condominium and cooperative buildings of three or more habitable stories. Single-family homes and small buildings of up to four units with three or fewer habitable stories are exempt.
Can condo owners vote to waive reserves now?
Not for the structural items covered by the reserve study, for budgets adopted on or after December 31, 2024. There are narrow exceptions, such as a temporary pause of up to two years to fund milestone-inspection repairs.
Who pays for the inspection and the repairs?
The association, which is funded by the unit owners through dues and, when needed, special assessments.
Questions about your situation? Talk to Dayron Crespo — in English or Spanish.
- Florida Statutes §553.899 — Mandatory structural inspections
- Florida Statutes §718.112 — Structural integrity reserve study
General information only — not legal, tax or insurance advice. Laws and rates change; confirm the details for your property with the county property appraiser, an attorney, your insurer or your title company.