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New Condominium Reforms in Florida 2025
By Bonita Springs-Estero Realtors
Florida’s Capitol building in Tallahassee, where lawmakers approved new condominium reforms in 2025. TALLAHASSEE, Fla. – Governor Ron DeSantis has signed into law a Realtor-backed condominium reform bill that introduces significant changes for Florida’s condo associations, unit owners, and real estate transactions. The new law – a Florida Realtors® 2025 legislative priority – takes effect July 1, 2025, and aims to improve condo document transparency while providing financial relief by extending certain safety-related deadlines . The reforms come in response to concerns that earlier condo safety laws, passed after the Surfside tragedy, were well-intentioned but created affordability challenges for many condo owners . By adjusting inspection timelines and disclosure requirements, the 2025 legislation seeks to balance building safety with financial practicality for homeowners.
Extended Deadlines and Financial Relief Measures
House Bill 913 (now law) addresses issues from prior condo safety mandates that had prompted some associations to levy steep special assessments to meet urgent repair and reserve requirements . Key provisions to relieve these pressures include:
More Time for Structural Reserves: The deadline to complete a Structural Integrity Reserve Study (SIRS) is extended by one year to December 31, 2025, giving associations extra time to evaluate and budget for future repairs . Additionally, the law narrows the scope of required safety inspections and SIRS to buildings with “three habitable stories” or more (excluding non-living space like parking garages), refining which condos are subject to these rules .
Two-Year Funding Pause: If a required milestone inspection reveals structural issues, an association may now pause reserve contributions for up to two years immediately after the inspection. This temporary suspension of reserve funding is intended to free up cash for critical repairs identified by the inspection, easing the immediate financial burden on owners .
Higher Repair Cost Threshold: The law raises the threshold for components that must be included in reserves. Previously, any item over $10,000 had to be reserved for; now only repair/replacement projects estimated over $25,000 must be funded in the SIRS reserve budget. This change ensures associations focus on more costly, critical repairs and not over-fund minor items . (Starting Feb. 1, 2026, this $25,000 threshold will adjust for inflation.)
Flexible Funding Options: Condo boards have new flexibility to meet reserve requirements. Alternate funding methods such as special assessments, bank loans, or lines of credit may be used to cover reserve obligations if approved by a majority of unit owners . This gives associations breathing room to spread out the cost of improvements.
These measures, supported by Florida Realtors, directly tackle affordability concerns raised by condo owners. During the bill signing, Gov. DeSantis noted that the earlier mandates, while necessary for safety, resulted in unexpected costs “whether people could even afford to stay in their units,” underscoring the need for relief. By extending deadlines and providing financing flexibility, the law helps prevent sudden spikes in fees that might otherwise price some owners out of their homes.
High-rise condominium buildings in Florida must undergo periodic safety inspections. New legislation extends
inspection deadlines and adjusts funding requirements.
Enhanced Transparency and Consumer Protections
Beyond financial relief, the condo law introduces sweeping transparency requirements and buyer protections – changes that real estate professionals on both the listing and selling sides should note. Important updates include:
Disclosure of Association Records: Condominium associations must now post more information online. Approved board of directors meeting minutes for the past 12 months must be accessible on the association’s website . This lets prospective buyers and Realtors review recent decisions and any pending special assessments before a purchase. Greater transparency about an association’s activities and finances will help buyers make informed decisions and reduce post-closing surprises .
Extended Document Review Period for Buyers: In resale condo transactions, buyers will now have 7 days (up from 3 days) to review the condominium’s governing documents and financial disclosures after receiving them . This extended cancellation window gives buyers extra time to scrutinize budgets, reserve studies, and inspection reports. Realtors should ensure sellers deliver all required documents promptly, as buyers legally have the right to cancel the contract within that 7-day period if the disclosures reveal any red flags .
Conflict of Interest and Oversight: The law also boosts accountability within condo associations. It requires full disclosure of potential conflicts of interest and mandates competitive bidding for condo repair contracts, preventing board members or managers from self-dealing on maintenance projects . Associations must report key information about their buildings and finances to the state (DBPR) to facilitate oversight and compliance with safety standards . Additionally, new guidelines for condo board meetings allow increased use of virtual meetings and electronic voting, encouraging broader owner participation in association decisions .
Implications for Real Estate Professionals: With these changes, Realtors should be prepared to navigate a more transparent but also more regulated condo environment. Listing agents should work with condo sellers to compile up-to-date documents (such as budgets, reserve studies, and meeting minutes) for potential buyers. Buyer’s agents, on the other hand, can leverage the new 7-day review period to carefully analyze a condo’s financial health and upcoming repair obligations for their clients. Overall, the
reforms are expected to increase buyer confidence in Florida condos by ensuring they have full insight into a building’s condition and finances before closing.
Realtor Resources and Next Steps
Florida Realtors® supported these condo law reforms and is providing guidance to help members implement the changes. Updated contract forms – including the condominium rider to Florida’s standard sale contracts – will be released by July 1 to reflect the new 7-day review period and required disclosures. Real estate professionals are encouraged to familiarize themselves with the revised forms and advise their condo-buying clients accordingly. In addition, Florida Realtors’ legal team scheduled a June 30 webinar to walk through the law’s updates and answer practical questions on compliance . Brokers should ensure their agents are aware of the new requirements, since failure to provide the proper documents or honor the extended rescission period could result in legal complications or contract
cancellations.
Finally, it’s worth noting that another bill signed alongside HB 913 offers further relief for condo communities. HB 393 improves the state’s My Safe Florida Condo program, a safety and insurance initiative. Changes to this program include expanding eligible upgrades (for example, roof improvements now qualify for grants), lowering the owner-approval requirement for grant projects from 100% to 75% of unit owners, and barring associations from grant funds if they haven’t complied with mandatory inspections. These adjustments will make it easier for associations to secure funding for hurricane hardening and safety retrofits, complementing the structural reforms in the main condo law.
In summary, Florida’s 2025 condo law reforms represent a balanced response to safety and financial concerns that have loomed over the condominium market in recent years. By extending critical deadlines, enhancing transparency, and bolstering consumer protections, the new law should maintain the focus
on building safety while preventing undue hardship on condo owners. Real estate professionals in Florida are advised to update their knowledge and practices in line with these changes – ensuring that buyers and sellers of condo units understand their new rights and responsibilities under the law.