Updated October 2026.

Short Answer

Florida's 2024 condo law changes strengthened records access, director education and oversight; the statewide inspection and structural reserve framework began in 2022. Later amendments changed deadlines and funding options, so the 2024 article alone is not a current compliance checklist. Miami attorney Aaron Resnick reviews condominium obligations and disputes for owners and associations.

The history below distinguishes the 2022 building safety law, House Bill 1021 in 2024 and the later 2025 amendments. Current obligations appear in the linked statutes.

Which Buildings Need Milestone Inspections?

Chapter 553, Florida Statutes, generally requires milestone inspections for covered residential condominium buildings of three habitable stories or more at age 30 and every ten years afterward. A local authority may require the first inspection at age 25 because of local conditions. Aaron Resnick reviews the building's records and local notice before identifying its deadline.

The threshold is not taller than three stories, and the first inspection is not postponed until a building is older than 30. The statute includes dwelling exclusions, earlier transition deadlines and possible extensions. Phase one generally must be completed within 180 days after the owners receive the local authority's written notice.

A licensed architect or engineer performs the inspection. Structural deterioration found in phase one can require a second phase; the association must address the resulting obligations, not simply obtain a report. The inspection process does not promise that every defect will be found or that all required repairs have been completed.

How Do Structural Reserve Studies and Funding Work?

A structural integrity reserve study evaluates covered components and recommends a funding schedule; it is different from a milestone inspection. Chapter 718, Florida Statutes, generally requires the study at least every ten years for covered residential condominium buildings of three habitable stories or more. Aaron Resnick reviews the study, budget and applicable exceptions together.

For qualifying associations existing by July 1, 2022, the initial study deadline moved to December 31, 2025. An association with a milestone inspection required by December 31, 2026 may complete the study with that inspection by that date. The statute also contains a separate provision for delaying a study after an inspection; a board must establish which provision applies.

The 2025 amendments added funding alternatives and conditional pauses or reductions in contributions. Those are not permission for every board to abandon reserves: eligibility, owner approval, repair purposes and the study's funding plan matter. A reserve study does not eliminate the possibility of a special assessment, loan or additional owner payments.

Does Every Association Need an Annual Audit?

No, chapter 718, Florida Statutes, distinguishes reports of receipts and expenditures, compiled statements, reviewed statements and audited statements. The required level generally depends on annual revenue, with rules for permitted voting changes and other qualifications. Aaron Resnick reviews the association's financial reporting obligations rather than assuming every condominium must obtain the same annual audit.

The association must prepare or arrange its annual financial report and give owners the report or the required notice of availability. The statute has separate preparation, completion and delivery rules. A permitted vote for a lower reporting level applies only to the specified fiscal year and cannot be used for consecutive fiscal years.

Budgets, reserve studies, bank records and financial reports answer different questions. Compare the actual figures and minutes before deciding whether a reporting obligation was met. Neither an audit nor a required disclosure guarantees that an association will have enough money for every repair.

What Must a New Condominium Director Complete?

A residential condominium director must provide both the written certification about governing documents and the educational certificate required by chapter 718, Florida Statutes. The required curriculum is at least four hours. Aaron Resnick checks the election or appointment date and certificates instead of treating a general statement of experience as completion of the statutory requirement.

A newly elected or appointed director submits the required certifications within one year before election or appointment or within 90 days afterward. Directors elected or appointed before July 1, 2024 had a June 30, 2025 compliance deadline. Untimely filing can suspend service until compliance; it does not automatically invalidate every board action.

Does Board Education Continue After the Initial Course?

The initial course is not the whole education requirement. Under chapter 718, Florida Statutes, residential condominium directors must submit proof of at least one hour of continuing education beginning one year after the most recent required certifications and annually afterward. Aaron Resnick reviews the education records alongside the board's actual term and service history.

The initial curriculum covers inspections, reserves, elections, records, financial matters, fines and meetings. The statute addresses certificate validity and retention separately. Completion of training is a legal requirement, not proof that a director's later decision was correct or that the association cannot face a dispute.

Which Associations Must Make Records Available Online?

Since January 1, 2026, the expanded requirement reaches associations managing condominiums with at least 25 units and no timeshare units. Chapter 718, Florida Statutes, permits a qualifying website or mobile application and requires protected access for owners. Aaron Resnick reviews the required records, access requests and privacy limits rather than assuming every document belongs on a public page.

Required categories include governing documents, budgets, financial reports and specified contracts, minutes and inspection materials. Most newly received or created listed records must be posted within 30 days unless a shorter period applies. Confidential or otherwise protected information must be withheld or redacted as the statute requires.

The separate right to inspect official records generally requires availability within ten working days after receipt of a written request. Online access can satisfy that requirement in the circumstances the statute describes. It does not authorize publishing owners' protected personal information to the general public.

What Conduct Is Protected Against Retaliation?

Chapter 718, Florida Statutes, restricts retaliation against owners for specified good faith conduct, including complaints and public criticism of association management. It also addresses meritless lawsuits brought solely because an owner exercised protected petition rights. Aaron Resnick reviews the challenged action and its factual basis; the law does not make every disagreement or defamation claim unlawful.

The statute identifies prohibited fines, discriminatory assessments or service reductions, and certain threatened or filed civil actions. The owner's good faith and absence of improper purpose matter. An owner facing a lawsuit should preserve the complaint, prior communications and court deadlines rather than assume the retaliation defense resolves the case automatically.

What Can DBPR Investigate?

The Department of Business and Professional Regulation has specified condominium enforcement powers under chapter 718, Florida Statutes. Its authority differs before and after turnover from developer control; after turnover, the law lists the subjects the division may investigate. Aaron Resnick identifies the issue and appropriate procedure rather than treating DBPR as the forum for every private claim.

Listed subjects include financial procedures, elections, records, meetings, conflicts, education and specified inspection matters. The 2024 law expanded oversight; later amendments added requirements, including an association online account due by October 1, 2025. That regulatory account is separate from the association's owner records website.

What Should Owners and Boards Review Next?

Bring the declaration, bylaws, election dates, education certificates, budgets, reserve study, inspection reports, records requests and any notices from the local authority or DBPR. Identify the next meeting, inspection, response or court date. Aaron Resnick compares those records with the requirement at issue before an owner or association chooses a response.

The firm's condominium law practice handles owner and association disputes. Legal review does not replace engineering inspection or accounting work. Keep inspection, funding and records questions separate so a completed task is not mistaken for compliance with every obligation.

Frequently Asked Questions

Did the Inspection Law Begin in 2024?

No, the statewide milestone inspection and structural reserve framework began with Florida's 2022 building safety legislation. The 2024 law made further changes, and later amendments altered parts of the framework again. Aaron Resnick reviews the current requirement and the building's history instead of treating every provision in this article as new in 2024.

Can a Board Simply Stop Funding Structural Reserves?

A board should not treat the later funding options as a general waiver of structural reserves. The governing requirements, limited exceptions, voting rules and the study's funding plan must be read together. Aaron Resnick reviews the proposed budget and supporting records before the association relies on a pause, reduction or different funding method.

Does Every Records Request Require Public Website Disclosure?

No, owner access and public disclosure are different issues. The statute requires protected access and restricts disclosure of specified confidential information, even where an association must provide records online. Aaron Resnick reviews the request, the document category and any required redactions before determining how the association should provide access.

Sending an inquiry does not create representation.

Send the parties, the problem and the next date; the firm reviews every inquiry and tells you whether it can help.

We Don't Make Promises. We Have Results to Prove It.

Aaron Resnick has handled business disputes in Miami since 1998 and is a fourth generation Miami attorney. He works hands-on on every case; the client gets Aaron on every major litigation issue, not a junior partner. The Law Offices of Aaron Resnick represents large corporations, Miami businesses and their owners, professional athletes and entertainers in Miami Dade, Broward and Palm Beach counties and across Florida in business litigation and business counsel. Call 305-672-7495 or request a consultation.

This page provides general information and is not legal advice. Prior results do not guarantee or predict a similar outcome.

Tell Aaron What Happened

Call 305-672-7495 Speak to Aaron