Florida Condo Law Changes: What HB 913 Means for You
Jesse McGreevy November 4, 2026
Jesse McGreevy November 4, 2026
Florida Realtors' September 2026 figures, released in October 2026, put the Lee County condo and townhouse median at $255,000, with a median 86 days to contract, 3,005 active listings and 6.6 months of supply. NABOR's October 23, 2026 report for Collier County, Marco Island excluded, showed a $400,000 condo median and 2,168 condos for sale. HB 913 (2025), enacted as chapter 2025-175, Laws of Florida, is the most recent rewrite of the rules for Florida condominium buildings, boards and resale contracts.
The history from Surfside onward sits in our guide to buying a condo in Florida. This post reads the 2025 law closely: the dates it staged, what it gave buyers, what it did to reserves and meetings, what never became law, and what 2026 changed.
HB 913 (2025) is Florida's 2025 condominium reform act, chapter 2025-175, Laws of Florida, approved by the Governor and filed on June 23, 2025. Most of its 39 sections took effect July 1, 2025, but several duties were staged to later dates, running out to budgets adopted by December 31, 2028.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
The House passed it 113 to 2 on April 23, 2025. On April 30 the Senate substituted it for SB 1742, passed it 37 to 0 with a delete-all amendment, and the House concurred 112 to 0. That Senate text became chapter 2025-175. Its dates, in order:
A July 1, 2027 mediation change often listed with these dates comes from SB 154 (2023), not HB 913. Write the year when you search, too: an unrelated 2026 House bill on inmate services also carried the number HB 913 and became chapter 2026-111.
For Florida resale condo buyers, HB 913 (2025) lengthened the document review and cancellation window in s. 718.503, F.S., from 3 days to 7 days, excluding Saturdays, Sundays and legal holidays. It left the 15-day window for developer sales untouched and put SIRS funding loans and assessments into the documents buyers receive.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
The resale statute offers two contract routes: the buyer acknowledges receiving the documents more than 7 such days before signing, or the contract is voidable within 7 such days after signing and receipt. A waiver has no effect, closing can be extended up to 7 such days, and the right ends at closing.
New-construction buyers should not count on 7 days: the developer clauses for the milestone summary, turnover report and SIRS still read 15 days. Separately, s. 718.503(2)(e) requires resale contracts signed after December 31, 2024 to state conspicuously when a required milestone inspection, turnover report or SIRS is not complete.
HB 913 also put any special assessment, line of credit or loan funding SIRS reserves into the annual financial statement and the purchaser package. If you are interviewing the best real estate agents in Naples, ask how they read that statement, since loan payments land in your dues.
For Florida condo reserves, HB 913 (2025) moved the SIRS deadline for owner-controlled associations existing on or before July 1, 2022 from December 31, 2024 to December 31, 2025, raised the "other item" threshold from $10,000 to $25,000 indexed, and let associations fund SIRS reserves with special assessments, lines of credit or loans.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
Each of those three tools needs a majority of the total voting interests, meaning every unit's vote. A line of credit or loan must cover all previously waived or unfunded reserves plus the current SIRS amount and be drawable without another vote. Developer-controlled associations, and those under owner control for less than a year, cannot use it.
DBPR posts the indexed threshold each February 1; the 2026 figure is $25,675. Adoption dates now decide waivers: a budget adopted on or before December 31, 2024 could waive SIRS reserves, with funding due from January 1, 2026, but one adopted on or after January 1, 2025 cannot. SIRS components pool only with other SIRS components.
The study changed too. It must include a baseline plan that keeps cash above zero, be updated before a budget departs from it, and be acknowledged by an officer's or director's affidavit. A milestone inspection can replace its visual portion or delay it up to 2 budget years; our post on milestone inspections and SIRS explains how to read one.
One published summary conflicts with the law. Withum wrote on August 26, 2025 that HB 913 "does not describe an extension of the milestone or SIRS deadlines." The enrolled law and the House final bill analysis show the SIRS date moving a year, so we follow the primary text and treat that summary as out of date.
For Florida condo boards, HB 913 (2025) allowed board, owner, annual and budget meetings by video conference if the notice carries a hyperlink, a call-in number and a physical address, and the meeting is recorded. It also required a DBPR online account by October 1, 2025, and tightened manager licensing and conflict rules.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
Recordings are official records kept at least a year after posting, and associations of 25 or more units post 12 months of them online. A video annual meeting still needs a board quorum at the physical location. If the bylaws are silent, the annual meeting must be within 15 miles of the property or in the same county, down from 45.
The statute tells DBPR to adopt meeting rules. The Florida Condo and HOA Law Blog reported on November 25, 2025 that none had been adopted, and we found none since. HB 1541, a 2026 bill allowing audio-only meetings, died in subcommittee on March 13, 2026.
The DBPR online account holds contact data, building stories and age, assessments by unit type including reserves, and any SIRS within 5 business days of a request. A manager whose license is revoked is barred for 10 years, and a possibly conflicted bid above $2,500 triggers multiple bids.
Owners feel other changes directly. Financial reports must reach them within 180 days of year end, up from 120. If the declaration is silent, the board decides who removes and reinstalls hurricane protection for association work, at no charge to the owner. Boards may require evacuation under any evacuation order, not only a mandatory one.
HB 913 (2025) did not bar Citizens Property Insurance from covering condominiums that skipped their milestone inspection or SIRS, and it did not let boards levy special assessments, borrow or pause reserves without owners. Those ideas appeared in earlier House versions, were removed before passage, and are not in chapter 2025-175.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
The Citizens language was in the bill as filed on February 23, 2025 and in the first committee substitute of March 12. The House Commerce Committee's strike-all amendment in April 2025 removed it, and the Senate companion never had it. Chapter 2025-175 never mentions Citizens or s. 627.351.
Citizens applies its own underwriting instead: since January 1, 2025 it has required a milestone inspection report for new-business association policies on buildings of three or more stories, more than three units and 30 or more years old. A similar compliance test did become law as a grant condition in chapter 2025-173.
The House-passed text of April 23, 2025 also proposed a new s. 163.212 making local governments confirm SIRS and milestone filings, plus recall, termination and arbitration changes. None survived. Spring 2025 summaries describing board-only assessments, loans or reserve pauses describe a bill that did not pass.
HB 1021 (2024), chapter 2024-244, still governs director education, quarterly meetings, official-records penalties, manager record returns and anti-kickback rules in Florida condominiums. HB 913 (2025) rewrote some of its pieces, such as the website rule, and narrowed which buildings its 2024 mixed-use cost rules reach, but left its core in place.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
The director course runs at least 4 hours on milestone inspections, reserve studies, elections, recordkeeping, financial literacy, fines and notice. HB 913 section 19 limited three 2024 amendments, including the s. 718.407 mixed-use rules, to condominiums whose declarations were first recorded on or after October 1, 2024.
Florida condominium law did not change in substance in 2026. Of 14 bills in the 2026 session citing chapter 718, two became law: chapter 2026-14, which corrected cross-references that HB 913 renumbering had broken, and chapter 2026-168, which reenacted three condo sections while amending nonprofit corporation law. Every substantive condo bill died.
Data updated: November 2026 (sources named, retrieved 4 November 2026).
Chapter 2026-14, the reviser's bill SB 104, was approved March 30, 2026 and took effect May 12, 2026. It fixed citations in ss. 718.111, 718.112, 718.501 and 718.503, such as the SIRS definition reference, from s. 718.103(28) to (26). No figure, deadline, vote or owner right moved.
HB 657 passed the House 108 to 2 and died in Senate Rules on March 13, 2026, the session's last day. SB 1498, SB 722 on SIRS, HB 255, SB 638 and SB 1024 on Citizens eligibility also died. Chapter 2026-168 took effect July 1, 2026 and only carried existing condo text forward.
The 2026 law touching association insurance is chapter 2026-150, SB 1028, approved June 16, 2026; some reports dated the signing to the week of June 19, but the chapter law controls. Citizens may not write new commercial residential coverage through its clearinghouse when a surplus lines insurer offers comparable coverage within 15 percent of its price.
Before our clients offer, we check the budget adoption date, any vote on a SIRS loan or assessment, the latest meeting recording and the 7-day clause. Who pays assessments at closing is in our post on HO-6 insurance and special assessments; Naples buildings are on our city page.
No. A ban on Citizens issuing or renewing policies for condominiums that had not met milestone and SIRS requirements was in the bill as filed and in its first committee substitute, but the House Commerce Committee removed it in April 2025. The enacted law, chapter 2025-175, says nothing about Citizens eligibility.
Under s. 718.503, F.S., as amended by HB 913 effective July 1, 2025, a resale buyer has 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents. A purchase from a developer still carries a 15-day window. In both cases the right ends at closing.
Not for SIRS reserves. A special assessment, line of credit or loan used to fund the items a SIRS covers needs approval from a majority of the total voting interests. Once owners approve a line of credit, the board may draw on it without another vote, and its details must reach buyers.
Yes. Since July 1, 2025, board, owner, annual and budget meetings may be held by video conference, but the notice must include a hyperlink, a call-in telephone number and a physical location where owners can attend. Every video meeting must be recorded, and the recording is an official record.
Chapter 2026-14, the 2026 reviser's bill, changed only cross-references in chapter 718 that HB 913 renumbering had broken, such as the SIRS definition citation inside required contract clauses. It took effect May 12, 2026 and changed no deadline, dollar threshold, voting rule or owner right.
The statutes, chapter laws and bill histories behind this post are listed in full on our Florida condo buyer guide.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008 and Gulfshore Life Five Star award winners for 21 consecutive years, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Brokered by Domain Realty. Call Jesse McGreevy at (239) 898-6072.
Updated November 2026. General information, not legal, tax, insurance or lending advice.
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