Florida condo boards began 2026 on the far side of the law's biggest deadline yet. The structural integrity reserve study, originally due December 31, 2024, had to be completed by December 31, 2025 for condos three stories and taller — unless the association used the conditional extension through December 31, 2026 that the Legislature attached to a completed milestone inspection under House Bill 913, signed in 2025. Per the Florida Department of Business and Professional Regulation's published timeline, milestone inspections recur every 10 years after the first one.
For owners and renters, this coverage is information, not legal advice — the association's own documents and counsel govern. But the deadlines are statewide and fixed, so they shape condo budgets from Key Biscayne to Jacksonville.
What was already due?
Two things. First, buildings reaching 30 years of age (25 in coastal counties like Miami-Dade and Broward under local programs) must complete a milestone structural inspection by December 31 of the milestone year. Second, associations lost the ability to waive funding of structural reserves effective December 31, 2024 — the change that converted skinny reserve lines into real monthly assessments across Florida.
What changed with HB 913 in 2025?
Lawmakers eased timing without erasing obligations. Per the bill signed in 2025, an association can push its reserve-study work to December 31, 2026 if it has a completed milestone inspection in hand. The structural components themselves did not change: the study still has to cover the required structural items — roofs, load-bearing walls, floors, foundations, fireproofing, plumbing, electrical and waterproofing — and funding waivers for them remain prohibited.
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What should a Miami condo owner do now?
- Ask your board in writing whether the SIRS is complete and where the milestone report was filed; both are owner-accessible records.
- Read the inspection's remaining-life estimates, because those numbers are what the reserve funding schedule is built on.
- If you are renting in an older tower, the assessment wave shows up indirectly — ask whether the building has passed milestone review before signing a long lease.
Buyers should treat a missing reserve study as a negotiating fact: lenders and buyers' attorneys in Florida now routinely request milestone and SIRS documents, and a building out of compliance can stall a closing regardless of the unit's condition.
| Obligation | Deadline | Status entering 2026 |
|---|---|---|
| Structural integrity reserve study | Dec. 31, 2025 (or Dec. 31, 2026 with milestone report, per HB 913) | Passed or conditionally extended |
| Milestone inspection, buildings hitting 30 years in 2025–2026 | Dec. 31 of the milestone year | Ongoing, recurring every 10 years |
| Waiver of structural reserve funding | Prohibited effective Dec. 31, 2024 | In force |