After the 2021 collapse of Champlain Towers South in Surfside, Florida rewrote its condo laws. The changes, first passed in 2022 and updated since, including House Bill 913 in 2025, move the cost of keeping older buildings sound onto today's owners. If you're buying a condo on 30A, they affect what you'll pay each month.
Which buildings the rules cover
The main requirements apply to condo buildings with three or more habitable stories. Townhomes and one- or two-story buildings generally fall outside them, though their associations still budget for reserves.
Milestone inspections
A building with three or more habitable stories needs a milestone inspection by a licensed engineer or architect once it reaches 30 years old, then every 10 years after that. Buildings that turned 30 before July 1, 2022 had until December 31, 2024 to complete the first one.
Structural integrity reserve studies
The same buildings need a structural integrity reserve study every 10 years. The study looks at items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows. It estimates how long each will last and what it will cost to replace, then sets a funding plan.
Associations must fund their reserves according to the study before they adopt a budget. Owners can waive or reduce that funding only in limited situations.
What this means for buyers
In some buildings, dues have gone up as associations fund their reserves, and some have levied special assessments for repairs. Two similar units can carry very different monthly costs depending on how well their building has been funded.
What to ask for before you sign
- The most recent milestone inspection report, if the building needs one
- The structural integrity reserve study and the current reserve funding plan
- The current budget, reserve balances and recent financial statements
- Any special assessments approved or under discussion
- Board meeting minutes from the past year
- The association's insurance coverage and recent premium changes
Florida gives condo buyers a short window to review the association's documents after they receive them, so plan time to read them closely.
How Shannon helps
Shannon Baker requests these documents early, reads them with you, and points out the numbers that change the true cost of ownership. She is a Broker Associate with The Agency | NW Florida Beaches and works with condo buyers and sellers from Destin to Inlet Beach.
Call or text Shannon at (850) 420-8678.