Florida HB 913 (Ch. 2025-175): Condo and Co-op SIRS Deadline, Reserves and Meetings

Quick Answer

CS/CS/HB 913 (2025), "Condominium and Cooperative Associations," is Florida's 2025 omnibus for condominiums, cooperatives and community association managers (CAMs). It moved the structural integrity reserve study (SIRS) deadline from December 31, 2024 to December 31, 2025, raised the reserve item threshold from $10,000 to $25,000, allowed video-conference meetings, changed the substitute budget and financial reporting rules, extended the resale rescission period to 7 days, and created a Division online account. It became Chapter 2025-175 after the Governor approved it on June 23, 2025. It takes effect July 1, 2025 "except as otherwise provided," so some parts run on other dates.

At a Glance

What the Law Says

We read the Senate bill page, history, votes and 36-section citations table, and the Regulated Industries Committee bill summary. We did not read the enrolled text, which is a long document, so we state only what the summary and bill page support.

Community association managers

• Revises CAM and firm conflict-of-interest disclosure, including exempting conflicts disclosed in the management contract.
• A person whose CAM license is revoked may not hold a direct or indirect ownership interest in, or be an employee, partner, officer, director or trustee of, a CAM firm for 10 years, and may not reapply for 10 years.
• CAMs must keep an online account with the Department of Business and Professional Regulation listing services provided to condominium, cooperative or HOA associations.
• The Division must give written notice to the firm and association when a CAM license is suspended or revoked.

Milestone inspections and conflicts

• Milestone inspections apply to buildings with "three habitable stories or more," instead of three or more stories.
• Local enforcement agencies report specified milestone data to the department by October 1, 2025, and boards of county commissioners must adopt an ordinance requiring owners subject to milestone inspection to begin repairs within 365 days after a phase two inspection is received.
• Design professionals and licensed contractors who bid on a SIRS or milestone inspection must disclose in writing if they intend to bid on related maintenance, repair or replacement work. A person performing a SIRS or milestone inspection may not hold a direct or indirect interest in the firm doing the study, or be related to someone with such an interest, unless disclosed in writing. Failure to disclose makes the contract voidable and may lead to professional discipline.

Insurance

Every condominium association must provide adequate property insurance. Full insurable value or replacement cost may be based on replacement cost "determined at least once every three years." For three or more associations, adequate coverage may be met by coverage equal to the probable maximum loss for a 250-year windstorm event.

Financial statements, records and meetings

• The annual financial report deadline moves from 120 to 180 days after fiscal year end. The association may instead give notice that the report will be mailed, hand delivered or provided electronically on request, and an officer or director must sign an affidavit of compliance. Reducing the type of financial reporting needs approval of a majority of all voting interests.
• Bank statements and ledgers, recordings of video-conference meetings, affidavits required by Chapter 718, and approved board minutes for the preceding 12 months are official records or website items, and the website must be updated within 30 days of any change.
• Condominiums may hold board, budget and unit owner meetings by video conference. Directors who appear by video may vote but do not count toward a quorum. The meeting must be recorded and kept as an official record, the notice must include a hyperlink and the physical meeting address, and meetings must be within 15 miles of the property or in the same county. The Division must adopt rules.

Budgets

• If a proposed budget exceeds 115 percent of the prior year's assessments, the association must at the same time propose a substitute budget that excludes discretionary spending, and the substitute must go to owners for approval before a budget is adopted.
• The exclusions change: "assessments for the betterment of the community" are removed as an exclusion, and anticipated expenses are limited to those related to the SIRS inspection.

Reserves and the SIRS

• All multicondominiums may use the alternative funding method.
• The reserve item threshold rises from $10,000 to $25,000, with annual inflation increases.
• Reserve funds may be invested in certificates of deposit or bank and credit union deposits without an owner vote.
• A unit-owner-controlled association required to have a SIRS may fund reserves by special assessment, line of credit or loan with majority approval of the voting interests.
• A board may pause reserve funding without owner approval when the building is declared uninhabitable by the local building official.
• For a budget adopted on or before December 31, 2028, a unit-owner-controlled association that completed a milestone inspection in the previous two years may, by majority vote of total voting interests, pause or reduce reserve contributions for no more than two consecutive annual budgets to fund repairs the inspection recommended. It must perform a SIRS before resuming contributions.
• Pooling and straight-line accounting methods are allowed for SIRS reserves, and boards may switch methods without a member vote.
• The SIRS applies to buildings three habitable stories or higher, and the deadline moves from December 31, 2024 to December 31, 2025.
• The SIRS must include a "baseline" funding plan that keeps the reserve cash balance above zero and must differentiate mandatory reserve items from other items.
• An association that completed the required milestone inspection may delay the SIRS for the two consecutive budget years after the inspection.
• Four-family dwellings with three or fewer habitable stories above ground are exempt. Officers and directors must sign an affidavit acknowledging receipt of a completed SIRS. The Division adopts the SIRS form by rule with the Florida Building Commission.

Voting, sales and the online account

• If at least 25 percent of the voting interests petition the board, the board must adopt a resolution allowing electronic voting.
• The rescission period for nondeveloper unit sales extends from 3 days to 7 days.
• Condominium and cooperative associations must create an online account with the Division and provide specified information by October 1, 2025, and once a year after that. Contact information must be updated within 30 days of a change, and the Division must allow at least 45 days after the account is set up. The information may include board, association and CAM contacts, number of units, age of buildings, and assessments with their purpose.

Emergencies, Division jurisdiction and other items

• Emergency powers change so an association may require evacuation on "any evacuation order," instead of a mandatory evacuation order.
• Division jurisdiction expands to completion of milestone inspections, insurance and fidelity bonding for persons who disburse funds, board member education, and SIRS reporting.
• The bill revises § 718.407 (condominiums within a portion of a building) so it is not retroactive and applies only to declarations first recorded on or after October 1, 2025. It adds a right for the condominium association to inspect the non-condominium portion owner's books and records and to receive a financial report.

What This Means in Practice

For boards

• Check the statute for each date. The SIRS deadline was December 31, 2025. Confirm completion and the Division reporting status.
• Reconcile your reserve schedule with the $25,000 item threshold and any pause or reduction vote before the December 31, 2028 budget cutoff.
• Update the budget packet for the 115 percent substitute budget process.
• If you plan video meetings, work through the recording, hyperlink, physical location and 15-mile requirements first.
• Set up the Division online account and calendar the annual update and 30-day contact updates.
• Ask counsel how the December 31, 2025 SIRS date interacts with later amendments. The Senate summary of SB 154 (2023) describes a December 31, 2026 outside date for associations doing a SIRS with a milestone inspection, so confirm which governs your building.

For owners

• You may petition the board with at least 25 percent of voting interests to adopt electronic voting.
• You have 7 days to rescind a purchase from a nondeveloper owner, under the summary.
• You can look for the previous 12 months of approved minutes on the association website.

What we did not verify

• Full text of the end-of-bill effective-date and applicability clauses, and any date other than those named above.
• Whether the SIRS deadline has been extended again since the bill passed. Check § 718.112 as it now reads.
• Inflation-adjusted dollar figures for the $25,000 threshold. We did not read the Division's current figure.

Timeline

Related Florida Law

• SB 4-D (2022): the original milestone and SIRS law
• SB 154 (2023): milestone and reserve refinements
• HB 1021 (2024): condominium association reform
• Section 553.899: milestone inspections
• Section 718.112: reserves and the SIRS
• Section 718.111: official records, insurance and reporting
• Florida HOA law changes 2021 to 2025
• Florida HOA laws complete guide

Board Checklist

• Confirm your SIRS status and the current statutory deadline for each building.
• Recalculate reserve schedules against the $25,000 item threshold.
• Decide whether to propose a reserve pause or reduction after a milestone inspection, and note the December 31, 2028 budget cutoff.
• Build a substitute budget process for budgets above 115 percent.
• Draft a video-conference meeting procedure with recording and notice requirements.
• Create the Division online account and assign an owner for annual updates.
• Review the insurance valuation date against the three-year requirement.
• Have counsel review conflict disclosures from SIRS and milestone vendors.

Frequently Asked Questions

When did HB 913 take effect?

July 1, 2025, except as otherwise provided. Some items run on other dates, such as October 1, 2025 for the online account submission and local agency reports.

What is the new SIRS deadline?

The bill moved the SIRS completion deadline from December 31, 2024 to December 31, 2025. Check the current statute for any later change.

What is the new reserve item threshold?

$25,000, up from $10,000, with annual inflation increases.

Can a condominium hold meetings by video conference?

Yes, under conditions. The meeting must be recorded and kept as an official record, the notice must include a hyperlink and the physical location, and the meeting must be within 15 miles of the property or in the same county. Directors on video may vote but do not count toward a quorum.

How long is the rescission period for resales?

7 days for nondeveloper unit sales, extended from 3 days.

Can owners force electronic voting?

If at least 25 percent of the voting interests petition the board, the board must adopt a resolution allowing electronic voting.

Must every association create a Division online account?

Condominium and cooperative associations must create the account and provide specified information by October 1, 2025, then once a year, with contact changes updated within 30 days.

Where This Comes From

We read the Florida Senate bill page for CS/CS/HB 913 (2025), including its history, votes and statute citations, and the Regulated Industries Committee bill summary, at flsenate.gov. We did not read the full enrolled text of Chapter 2025-175, so we state only the effective dates and deadlines these sources give and flag the rest for counsel.

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Legal disclaimer: This article is general information, not legal advice. Laws change and associations differ. Confirm the current statute text and how it applies to your governing documents with a licensed Florida attorney before acting.