Resources
After the 2021 Champlain Towers collapse in Surfside that claimed 98 lives, Florida enacted a series of laws to make sure all condo buildings are structurally safe and financially prepared for repairs.
Required all condo and cooperative buildings 3+ stories to undergo milestone structural inspections and create a Structural Integrity Reserve Study (SIRS) — a funding plan for future repairs.
Fixed technical issues with SB 4-D. Changed inspection frequency to every 30 years (25 years for coastal buildings), clarified who can conduct inspections, and limited reserve waiver options.
Overhauled condo governance. Required board member education, quarterly meetings, stricter recordkeeping, online document access, and criminal penalties for board members who embezzle or falsify records.
Extended the SIRS funding deadline to January 1, 2026, raised the project cost threshold requiring reserves from $10,000 to $25,000, and provided associations with more flexible ways to fund required repairs.
Requirement | Who It Applies To | Deadline | Status |
|---|---|---|---|
Milestone Structural Inspection A licensed engineer or architect inspects the building’s structural elements. | Condo/co-op buildings 3+ stories | 30 years from construction; 25 years if within 3 miles of coast | Ongoing |
Structural Integrity Reserve Study (SIRS) A funded plan for future structural repairs, prepared by a licensed professional. | Condo/co-op buildings 3+ stories | Complete & begin funding by Jan 1, 2026 | Past Due |
SIRS Reserves Cannot Be Waived Associations can no longer skip or defer structural reserve contributions. | All associations subject to SIRS | Budgets adopted after Dec 31, 2024 | In Effect |
Board Member Education 4-hour initial course + 1 hour annually on condo law changes. | All condo board directors | Within 90 days of election, annual renewal | In Effect |
Quarterly Board Meetings Meetings must cover finances, construction projects, and allow member questions. | Residential condos with 10+ units | Ongoing, every quarter | In Effect |
Online Document Access Governing documents, budgets, and inspection reports available via the website or app. | Associations with 25+ units | January 1, 2026 | Past Due |
SIRS Report to State Within 45 days of receiving the study, notify unit owners and file confirmation with DBPR. | All associations with a completed SIRS | Within 45 days of study completion | Ongoing |
The Building Officials Association of Florida (BOAF), working with the Florida Building Commission and DBPR, issued this binding ruling: replacing windows, doors, or sliding glass doors in a threshold building is considered a modification to the building’s structural system.
This means it must comply with Section 110.8.1 of the Florida Building Code (8th Edition, 2023), which requires the involvement of a licensed threshold inspector and engineering plan review before permits can be issued.
Most condominium buildings qualify. Under the Florida Building Code, Existing Building Section 202, a threshold building is generally any building that is 3 or more stories, or over 50 feet in height, or has an assembly occupancy of 5,000 sq ft or more.
This page provides a general overview of Florida condo and HOA building law for informational purposes. Laws and interpretations change; always consult a licensed Florida attorney, engineer, or your local building department before making compliance decisions for your association. We are available to assist with milestone inspections (phase 1 and phase 2), threshold engineering services, and compliance with Binding Interpretation 318 for window and door replacement projects.
Blog Posts
This resource is published for informational purposes and does not constitute engineering advice. Consult a licensed Structural Engineer for project-specific guidance.
