What Florida HOA and Condo Boards Need to Know About New Laws in 2025
If you live in, manage, or serve on the board of a homeowners’ association (HOA) or condominium association in Florida, you’ve probably heard about the big changes coming in 2025. New laws focused on safety, financial preparedness, and transparency are being rolled out, and they’re a direct response to lessons learned in recent years, particularly after the Surfside condo collapse.
These changes are critical for the safety of residents and the financial stability of associations, but they also mean new responsibilities for boards and property managers. So, what exactly is happening? Let’s break it down in plain English, backed by trusted sources to help you prepare.
Milestone Structural Inspections: Safety First
The most impactful change for Florida’s condominium associations revolves around mandatory milestone structural inspections. If your building is three stories or taller, here’s what you need to know:
Starting January 1, 2025, milestone inspections are required for buildings that are:
25 years or older if located within three miles of the coastline.
30 years or older for buildings further inland.
After the initial inspection, follow-ups will happen every 10 years.
These inspections are no small task. Licensed engineers or architects will examine key structural components—like foundations, balconies, and load-bearing walls—to ensure the building is stable and safe. Inspection reports must then be submitted to local building officials and shared with residents.
If you want a deeper understanding of what’s required, check out Florida Senate Bill 4-D, which details inspection guidelines and timelines: Florida Senate Bill 4-D Overview.
The Florida Department of Business and Professional Regulation (DBPR) is another great resource for navigating these requirements. Learn more here: Florida DBPR Condominiums Guidelines.
Reserves: Say Goodbye to Waiving
Florida has long allowed associations to waive reserves to keep fees low, but starting December 31, 2024, that option goes away. Associations will now be required to conduct a reserve study every 10 years and maintain fully funded reserves based on the results.
So, what’s a reserve study? It’s a financial roadmap that helps associations plan for major repairs, like roof replacements or elevator upgrades. Without reserves, associations often rely on special assessments, which can leave homeowners scrambling to cover unexpected costs.
The new law ensures associations are saving enough to meet future needs. For a complete breakdown of how reserve studies work, check this resource from the Community Associations Institute (CAI): Reserve Study Guidelines for HOAs and Condos.
You can also find financial planning resources at the Office of Financial Regulation: Florida OFR Financial Resources.
Transparency Through Websites: Everything in One Place
One of the biggest changes for larger associations is the website requirement. By January 1, 2025, any HOA or condominium association with 100 or more units must maintain a website (or mobile app) where residents can access important documents.
What needs to be posted? Things like:
Governing documents (bylaws, rules, and declarations).
Annual budgets, financial reports, and meeting minutes.
Contact information for board members and property managers.
This law is all about improving transparency and making it easier for homeowners to stay informed. No more chasing down paperwork or wondering what’s happening behind closed doors.
For tips on building compliant association websites, the Florida DBPR offers guidance here: Florida HOA Website Compliance.
And if you’re new to managing HOA records online, this guide from HOA-USA can help: HOA Website Best Practices.
Increased Accountability for Boards
Florida’s new laws also address board governance, aiming to improve accountability and fairness. Starting in 2025, board members of condominium associations will face stricter term limits: they can serve for a maximum of eight consecutive years unless two-thirds of the unit owners vote to keep them on.
The state is also cracking down on conflicts of interest. Board members must disclose any personal financial ties to vendors or contractors hired by the association. These changes are meant to build trust and ensure boards are acting in the best interests of their communities.
For detailed guidelines on board responsibilities and conflicts of interest, visit the Florida Statutes Chapter 718 (Condominium Act): Florida Condominium Act.
The Community Associations Network also offers practical advice for board members: Understanding Board Duties and Ethics.
Insurance Requirements and Safety Updates
Rising insurance premiums have been a huge issue for Florida associations, so it’s no surprise that new rules address both insurance and safety protocols. Associations are now required to maintain:
Comprehensive property insurance for common areas.
Liability coverage to protect against accidents or damages.
Additionally, all unit owners must carry their own HO-6 insurance policies to cover personal property and liability. For more details, you can check Florida’s insurance requirements through the Florida Office of Insurance Regulation: Florida Insurance Guidelines.
Another area of focus is fire safety. Multi-story buildings are now required to upgrade fire detection systems, install sprinklers where necessary, and have clear evacuation plans. The National Fire Protection Association (NFPA) offers excellent resources on fire safety compliance: NFPA Fire Safety for Condos.
Why These Laws Matter
It’s worth taking a step back to understand why Florida lawmakers are making these changes. The Champlain Towers South collapse was a stark reminder of what can happen when deferred maintenance, underfunded reserves, and poor oversight come together. These new laws are Florida’s way of ensuring nothing like that ever happens again.
If you’re feeling overwhelmed, that’s okay. These changes are significant, but they’re also necessary. For homeowners, it’s about safety and protecting your investment. For boards, it’s about stepping up to meet these new responsibilities and leading with transparency.
What Should Associations Do Now?
The key to managing these changes is to start preparing early. Schedule your milestone inspections, budget for reserve funding, and get your website in place now—before the deadlines hit.
If you’re looking for more resources to help guide you, these are worth bookmarking:
Florida DBPR HOA and Condo Resources
HUD Condominium Resources
By staying proactive, associations can navigate these changes successfully and create stronger, safer communities for everyone.
This conversational guide walks you through what to expect, why it matters, and where to go for more information. As we look ahead to 2025, these laws are an opportunity to make Florida’s communities safer, better managed, and more financially secure than ever. Start now, and you’ll set your association up for success.
Be proactive and click the button below to request a proposal. 2025 has a lot of unique and complicated laws but you can easily be guided through by our experts.
FAQs About Florida's 2025 HOA and Condominium Association Laws
What is a milestone inspection, and who needs one?
A milestone inspection is a required evaluation of a building's structural components conducted by a licensed architect or engineer. Any Florida condominium building that is three stories or taller and 25 to 30 years old (depending on location) must undergo its first inspection by January 1, 2025.Why are reserve studies now mandatory, and how often must they be done?
Reserve studies are now required every 10 years to ensure associations have enough funds set aside for major repairs or replacements. Fully funded reserves prevent financial surprises and special assessments when costly maintenance issues arise.When is the deadline for associations to comply with the new reserve funding laws?
Associations must adopt budgets that include fully funded reserves by December 31, 2024, based on a professional reserve study.What does the new website requirement mean for associations?
Any Florida HOA or condominium association with 100 or more units must maintain a website or mobile app by January 1, 2025, where homeowners can access essential documents, such as governing rules, meeting minutes, budgets, and insurance policies.What happens if an association doesn’t comply with these new laws?
Associations that fail to meet the new inspection, reserve funding, or transparency requirements could face fines, legal penalties, or, in severe cases, state intervention. Boards also risk liability if non-compliance results in harm to residents.Can condominium board members still waive reserve funding?
No, the new law eliminates the ability for boards to waive or underfund reserves. Associations must follow the reserve funding recommendations outlined in the reserve study.What are the new rules around board member term limits?
Board members of Florida condominium associations can now serve a maximum of eight consecutive years unless two-thirds of the unit owners vote to extend their term. This rule encourages fresh leadership and accountability.Do all homeowners need to carry insurance under the new laws?
Yes, unit owners in condominiums are required to carry an HO-6 insurance policy. This covers personal property, liability, and portions of the unit not covered by the association’s master insurance policy.What documents must be available on an association website?
The association website must include governing documents (declarations, bylaws, and rules), annual budgets, financial statements, meeting notices, meeting minutes, and insurance policies. This ensures transparency for homeowners.How can homeowners prepare for potential fee increases?
Homeowners should start budgeting for higher association fees due to fully funded reserves, inspection costs, and safety improvements. While it may seem burdensome, these increases ensure financial stability and protect property values in the long run.