Why HB 913 Exists — And Why It Matters
The Surfside collapse in 2021 was a wake-up call for Florida’s condo world. In the years since, boards have faced a flood of new laws, tighter reserve requirements, and deadlines that left many scrambling. Owners were hit with big assessments, and some communities even faced foreclosure threats. HB 913 is meant to reset the balance—keeping buildings safe while giving boards and owners a little more flexibility.
Reserve Funding: New Flexibility, New Deadlines
One of the biggest pain points for boards has been funding reserves for major repairs. HB 913 gave associations until December 31, 2025, to complete their required Structural Integrity Reserve Study (SIRS) for buildings three habitable stories or higher. An association whose milestone inspection is due by December 31, 2026, may complete the SIRS together with that inspection, but no later than December 31, 2026. If your milestone inspection recommends urgent repairs, the board can now—with approval from a majority of the association’s total voting interests—pause or reduce reserve contributions for up to two consecutive annual budgets. This option is temporary — it is only available through December 31, 2028 — and it never existed before and could mean the difference between manageable repairs and overwhelming financial strain for owners.
The threshold for what counts as a reserve item has also changed. Previously, any repair over $10,000 had to be included in your reserve planning. HB 913 bumps that up to $25,000, with annual adjustments for inflation. This means fewer minor repairs will trigger reserve requirements, letting you focus on major structural needs.
Reserves for structural (SIRS) items can now be funded through special assessments, lines of credit, or loans, each approved by a majority of the association’s total voting interests. This can be a lifeline for communities facing large, unexpected repairs.
Transparency: New Registration and Disclosure Rules
Starting October 1, 2025, all condo associations must register online with Florida’s Division of Condominiums. The registration includes board contact info, building age, inspection dates, and reserve funding status. Associations must update this information within 30 days of any changes. This database will be available to residents and state regulators, creating more accountability across the board.
For condominium associations with 25 or more units (since January 1, 2026), the website requirement applies: you must maintain a site or app where residents can access governing documents, budgets, meeting minutes, and insurance policies. This is about making it easier for homeowners to stay informed and for boards to demonstrate compliance.
Virtual Meetings and E-Voting: Here to Stay
HB 913 cements the use of electronic voting and remote meeting participation. If owners holding 25% of the voting interests petition for it, your board must hold a meeting within 21 days to adopt electronic voting for the next election. Virtual attendance now counts toward quorum requirements, provided participants can hear and be heard throughout the meeting. For boards with seasonal residents or snowbirds, this is a game-changer for engagement and participation.
Insurance: New Valuation Standards
Replacement-cost valuations must now come from independently prepared appraisals updated at least every three years. The 250-year windstorm standard is not universal — it applies to associations that insure through a group program of three or more communities using approved hurricane loss models. This may increase premiums for some coastal communities, but it ensures accurate coverage and reduces the risk of being underinsured.
Boards should work closely with a licensed insurance agent to review their policies and ensure compliance with the new standards. Underinsuring can expose the association to major financial risk if disaster strikes.
Management Accountability: Stricter Rules for CAMs
If a community association manager’s (CAM) license is revoked by the state, that person is now prohibited from working in or owning a management company for 10 years. This is a win for ethical governance and helps boards ensure they’re working with trusted professionals. You can verify CAM licenses through the DBPR license portal.
Buyer Protections: More Time to Review Documents
HB 913 extends the time buyers have to review your association’s financials and budgets from three days to seven days. This gives buyers more confidence in their purchase and protects your board by ensuring financial transparency during sales—especially important for communities still tackling big repairs or special assessments.
Emergency Powers: Clearer Authority for Boards
During declared emergencies (think hurricanes), boards now have clear authority to order evacuations. If a resident refuses to leave after an official order, the association isn’t liable for what happens next. This gives boards legal backing to prioritize safety without fear of lawsuits.
What Your Board Should Do Now
- Schedule your SIRS and milestone inspections if you haven’t already.
- Review your reserve funding plan and consider whether pausing contributions (with owner approval) makes sense for your community.
- Update your governing documents if you want to take advantage of new funding options like loans or lines of credit.
- Make sure your association’s website and state registration are up to date.
- Set up electronic voting and virtual meeting systems if you haven’t already.
- Review your insurance coverage with a licensed agent.
- Confirm your management company’s licensing status.
Don’t wait until the last minute. The new rules are complex, and compliance takes time. Consider forming a compliance committee or working with a professional management company to keep your board on track.
