Florida Chapter 718 is among the most detailed condominium statutes in the country, and recent amendments — HB 1021 in 2024 and HB 913 in 2025 — added structural integrity reserve studies, director education requirements, online DBPR account obligations, and updated meeting and record procedures. Boards that operate Florida condominiums face a substantial compliance workload. Here is the roadmap.
What Chapter 718 covers
Chapter 718, the Condominium Act, addresses essentially every aspect of Florida condominium operation — creation and amendment of declarations, association structure and powers, assessment and lien procedures, governance, owner rights, dispute resolution, and termination. The chapter applies to condominiums regardless of when they were created, with specific transitional provisions for older communities.
Association structure
Florida requires condominium associations to be organized as nonprofit corporations under Florida corporate law. The association's articles of incorporation and bylaws must comply with both Chapter 718 and Chapter 617 (the Florida Not For Profit Corporation Act).
The association's basic powers under Chapter 718 mirror those in most condominium acts: adopt rules, impose and collect assessments, hire managers and contractors, maintain common elements, enforce covenants, and litigate on behalf of the association. Specific procedural requirements apply to most of these powers.
The 2024 reforms (HB 1021)
House Bill 1021, effective July 1, 2024, made several material changes to Chapter 718:
- Director education requirements. New and existing directors must attend a directors' education class and sign a certificate affirming they have read the condominium documents.
- Non-developer disclosures. Prior to the sale of a unit by a non-developer, the most recent annual financial statement and annual budget must be provided to the prospective purchaser.
- Email-address protections. Email addresses are accessible only to unit owners with consent; associations must redact email addresses and personal information from records provided to third parties.
- Updates to record-keeping requirements. Specific provisions about what must be maintained and disclosed.
The 2025 reforms (HB 913)
House Bill 913 was a substantial 191-page revision to Chapters 468 (community association managers), 553 (condominium milestone inspections), 718 (condominiums), and 719 (cooperatives). Key changes effective in 2025 and beyond:
- Structural Integrity Reserve Studies (SIRS). Most associations with buildings three or more stories must complete an SIRS by December 31, 2025, and include a funding plan for long-term structural needs.
- Online DBPR account requirements. By October 1, 2025, associations must maintain an online account with the DBPR containing essential building, governance, and financial information.
- Capital repair threshold increase. The threshold for capital repairs requiring funding increased from $10,000 to $25,000, with future inflation adjustments.
- Updated meeting procedures. Boards may meet by video conference but must follow new rules regarding meeting notice, access, recording, and retention. Video recordings preserved as official records for a minimum of 12 months.
- Director education extensions. The 2024 director-education requirements extended to existing directors by June 30, 2025.
Assessments and liens
Florida Statute § 718.116 governs assessment liens for condominiums. The framework includes:
- Statutory lien attaching upon nonpayment.
- Specific notice requirements before lien recording and before suit to foreclose.
- Cure rights for unit owners.
- Safe-harbor caps on first-mortgagee liability for prior assessments when the mortgagee acquires title through foreclosure.
- Attorney's fee shifting in collection actions.
The Florida lien framework is more procedurally detailed than Alabama's. Compliance with each procedural requirement is essential — defective notices and improper recording have produced significant enforcement losses.
Governance and meetings
Chapter 718 imposes detailed governance and meeting requirements:
- Annual meetings of unit owners.
- Notice requirements for board and unit-owner meetings.
- Specific quorum and voting requirements.
- Records inspection rights.
- Election procedures and protections.
- Restrictions on what board can decide without unit-owner approval.
HB 913's video-conference provisions and director-education requirements add to this framework. Boards need procedural awareness substantially above what Alabama or many other states require.
Disclosure
Florida requires extensive disclosure to unit owners and prospective purchasers:
- Annual financial reports of varying detail depending on association size.
- Reserve studies and funding plans.
- Inspection reports for milestone inspections (Chapter 553) for buildings of specified ages.
- Insurance disclosures.
- Resale certificates with detailed contents.
- Online disclosure through the DBPR account (HB 913).
Dispute resolution
Florida provides several alternatives to court-based dispute resolution:
- DBPR-administered arbitration for certain types of disputes.
- Pre-suit mediation requirements for specified categories.
- Specific procedural pathways for elections, recall, and access disputes.
The DBPR's role provides an enforcement and dispute-resolution infrastructure that has no Alabama analog. Florida boards facing certain dispute types should consider DBPR procedures before defaulting to court litigation.
Practical takeaways for Florida condominium boards
- Confirm SIRS compliance status and complete by December 31, 2025 if applicable.
- Establish the DBPR online account by October 1, 2025.
- Ensure all directors have completed required education and certification.
- Update governance procedures for video-conference meetings and recording requirements.
- Audit collection procedures against current Chapter 718 requirements.
- Maintain records consistent with HB 1021 redaction and disclosure requirements.
- Develop relationships with Florida community-association counsel who track legislative and regulatory developments.
Talk to Yates Anderson
Community-association work rewards counsel who knows your documents and your community before the dispute walks in the door. Request a case evaluation and a Yates Anderson attorney will respond within one business day.
Frequently asked questions
Does Chapter 718 apply to all Florida condominiums?
Yes, with specific transitional provisions for older communities. The chapter applies regardless of when the condominium was created, though some provisions apply prospectively only.
What is the SIRS deadline?
Most associations with buildings three or more stories must complete a Structural Integrity Reserve Study by December 31, 2025. The study must analyze structural integrity of major building components and include a funding plan. Boards subject to the requirement should be working with engineers and reserve specialists now, not waiting until December.
What are the director education requirements?
Under HB 1021 and HB 913, new and existing directors must complete a director education program and certify they have read the condominium documents. Existing directors had until June 30, 2025 to complete the requirement.
Do board meetings have to be in person?
No — HB 913 specifically authorized video-conference meetings, subject to notice, access, recording, and retention requirements. Video recordings of board meetings must be preserved as official records for a minimum of 12 months.
What's the role of the DBPR?
The Florida Department of Business and Professional Regulation administers regulatory oversight of condominium associations. The agency provides ombudsman services, administers arbitration of certain disputes, and (under HB 913) requires associations to maintain an online account with essential building, governance, and financial information.