Understanding House Bill 913: Impacts on Condominiums and Cooperatives
What You Need to Know About House Bill 913:
On June 23, 2025, Governor DeSantis signed HB 913. The bill has an effective date of July 1, 2025. The bill addresses the governance, safety, insurance, financial disclosures, and transparency for condominium and cooperative associations, as well as the community association manager license law. Below is a summary of some of the areas the bill changes. HERE is the link to the actual bill with the new language underlined and the language deleted marked with strike-through. The bill is 191 pages in length. Here’s a snapshot of what’s changing:
Community Association Managers (CAMs)
- Conflict-of-interest rules updated: Managers must disclose conflicts in contracts; previously exempt conflicts of interest have to be disclosed as well.
- License sanctions: Anyone whose CAM license is revoked cannot be involved with a CAM firm for 10 years and can’t reapply during that time.
- DBPR Online Account Required: CAMs must keep an active online account with the Department of Business and Professional Regulation, listing all the associations they have contracts with and requiring the firm to list all licensees employed by the firm.
Milestone Inspections & Structural Integrity Reserve Studies
- The bill added the word habitable to the definition of the buildings for which a milestone inspection must be performed. It is now buildings with 3 or more habitable stories.
- Local reporting: By October 1, 2025, local governments must report data—how many buildings were inspected, and which were found to be unsafe— to the state.
- Structural integrity reserve studies (SIRS):
- Required for condominium with buildings that are three habitable stories or higher.
- The deadline for the SIRS is extended to December 31, 2025.
- The SIRS must include a baseline funding plan to keep reserves from dropping below zero, distinguishing mandatory items from optional items.
- An officer or a director of an association must sign an affidavit acknowledging receipt of the completed structural integrity reserve study.Exemption was added for four-unit buildings with less than 3 stories.
Conflict-of-Interest in Inspections & Repairs
- Architects, engineers, and contractors bidding on SIRS or milestone inspections must disclose plans to bid on future repair work—and if not disclosed, any such contracts can be voided.
Reserve Fund Adjustments
- Threshold increased: The SIRS must include other components of capital expenditures or deferred maintenance that exceeds $25,000; this amount was increased from the previous $10,000.
- Flexible funding: Associations can use loans, lines of credit, or special assessments—but may need a majority approval of the owners to enter into such agreements.
- Pause provisions: Those who have prepared the SIRS can pause or reduce reserve deposits for up to two annual budget years (until 12/31/2028) to prioritize safety repairs—but must perform a SIRS before resuming.
- Pooled Reserves: Associations can pool reserve funds and switch accounting methods without unit-owner vote.
Financial Reporting
- Extended deadline: Annual financial statements must be delivered within 180 days (up from 120), with the option to notify electronically if owners request the full report.
- Delivery affidavit: Requires officer signature confirming proper delivery.
- Reporting threshold: Reducing financial reporting requires approval by a majority of all voting interests (not just those present).
Recordkeeping & Meetings
- Official records expanded: Must include bank statements, ledgers, video recordings of meetings, affidavits, and board minutes—plus make 12 months of minutes and recordings available online, updated within 30 days.
- Virtual meetings: Board, budget, and member meetings can be held via video; the meetings must be recorded, notices must include link and physical address, and audio must allow remote and in-person attendees to hear each other.
- Virtual meetings must be recorded, and the recordings are part of the official records of the association.
- Virtual meetings. If the annual meeting of the unit owners is conducted via video conference, a quorum of the members of the board of administration must be physically present at the physical location where unit owners can attend the meeting.
- Location of meetings. The location must be provided in the association bylaws and, if the bylaws are silent as to the location, the meeting must be held within 15 miles of the condominium property or within the same county as the condominium property.
Electronic Voting
- If 25% of unit owners petition, the board must adopt electronic voting within 21 days; ballots cast before that resolution are still valid if lawful.
Resale Disclosures
- Sellers (not just developers) must extend the buyer’s rescission window from 3 to 7 days and share key financial and inspection information.
Insurance Coverage
- Associations must insure properties to full value, with replacement costs or equivalent coverage.
- Windstorm coverage must consider a 250‑year probable maximum loss across multiple associations.
Condominium Associations in Buildings Containing Non-Condominium Structures
- Provisions governing condominium portions other than residential units now only apply to condominiums created on or after October 1, 2025, and such associations can review financial records of shared non-condominium portions.
Expanded Division Oversight
The Division of Condominiums is now authorized to investigate complaints concerning milestone inspections, insurance and fidelity bond compliance, board training, and SIRS reporting.
Summary
HB 913 significantly enhances safety and financial accountability across Florida’s condominium and cooperative communities. It adds stronger conflict-of-interest rules, more transparency around inspections and finances, and new tools for electronic engagement—all while providing flexibility for funding safety repairs. The bill is effective July 1, 2025.
