As is often the case, a very active legislative session like the one we had in 2024 is followed up by a relatively quiet one the next year. Below is our firm’s brief summary of the highlights of HB 913, recently signed into law and effective July 1, 2025. This year’s legislative session left homeowners associations (those subject to Chapter 720) on the wayside, and focused on condominiums and critical issues affecting structural integrity reserve studies and funding them. Please be on the lookout for our 2025 Legislative Update which will be approved for continuing education credits for LCAM’s and Board Members.
HB 913 (2025) – Legislative Overview
- Significant 2025 legislation impacting condominium and cooperative associations
- Addresses managerial regulation, conflict of interest, milestone inspections, reserve funding, and digital governance
- Modifies over a dozen Florida statutes, including Chapters 468, 553, 718, and 719
1. Community Association Manager (CAM) Regulation
Amends: §§ 468.432, 468.4334, 468.4335, F.S.
- License revocation bars person from any involvement in a CAM firm for 10 years (§ 468.432(2)(h))
- CAMs and firms must maintain an online DBPR licensure account with specified updates (§ 468.432(3))
- CAMs must act loyally and lawfully; may not follow directives that violate law (§ 468.4334(1))
- Contracts must include required statutory language and cannot waive statutory duties (§ 468.4334(1)(c)–(d))
2. Conflict of Interest Reforms
Amends: § 468.4335, F.S.
- Broadens scope of conflict of interest to include relatives, financial interests, and referrals (§ 468.4335(1))
- $2,500 threshold triggers requirement for multiple third-party bids (§ 468.4335(2))
- Requires full agenda disclosure and 2/3 board approval if conflict exists (§ 468.4335(3))
- Contracts with undisclosed conflicts are voidable without penalty (§ 468.4335(4)–(5))
- Defines “relative” as within the third degree of consanguinity (§ 468.4335(6))
3. Milestone Structural Inspections
Amends: § 553.899, F.S.
- Mandatory inspections for buildings ≥3 stories at 30 years and every 10 years thereafter (§ 553.899(3))
- Bidders for repairs must disclose ties to inspection firm or face contract termination and discipline (§ 553.899(12))
- Local governments must track and report inspection data to DBPR and OPPAGA annually (§ 553.899(13))
4. Structural Integrity Reserve Study (SIRS) Enhancements
Amends: §§ 718.112, 719.106, F.S.
- SIRS must include:
- Itemized reserve components
- Recommended funding schedule
- Acknowledgment of prior waivers or loans
- Officer affidavit of receipt (§ 718.112(2)(g); § 719.106(1)(k))
- Professionals performing SIRS must disclose conflicts or face contract nullification (§ 718.112(2)(g)5–8)
- Allows delay of SIRS only if a milestone inspection was recently completed (§ 718.112(2)(g)15)
5. Reserve Funding and Financial Flexibility
Amends: §§ 718.112(2)(f)–(g), 719.106(1)(j)–(k), F.S.
- Boards may pause or reduce reserves for 2025 budget if repairs recommended by inspection (§ 718.112(2)(f)3.e)
- Reserves may be funded by:
- Special assessments
- Lines of credit or loans
- Regular assessments (§ 718.112(2)(g); § 719.106(1)(k))
- Pooled reserves permitted under stricter accounting (§ 718.112(2)(f)1–2)
- DBPR to annually update reserve thresholds for inflation (§ 718.112(2)(g)13)
6. Financial Management and Reporting
Amends: § 718.111(13), F.S.
- Boards must exercise “best efforts” in investing operating and reserve funds (§ 718.111(13)(a))
- May invest reserves without owner vote in:
- FDIC-insured banks
- U.S. Treasury instruments (§ 718.111(13)(d))
- Affidavit required to confirm timely delivery of financial reports (§ 718.111(13)(c))
7. Virtual Governance and Electronic Meetings
Amends: §§ 718.112, 719.106, F.S.; Defines “Video Conference” in § 718.103(33), F.S.
- Authorizes board and membership meetings via video conference (§ 718.112(2)(c); § 719.106(1)(c))
- Meetings must include:
- Physical attendance option
- Hyperlink and call-in number
- Recording retained as an official record (§ 718.103(33); § 718.112(2)(c)–(d))
8. Association Records and Website Transparency
Amends: §§ 718.111(12), 719.104(2), F.S.
- Specific records (contracts, policies, financials, inspections, SIRS) must be posted online or made mobile-downloadable (§ 718.111(12)(g)–(h))
- 14-day deadline to update CAM contact information (§ 468.4334(3)(b))
9. Insurance Requirements
Amends: § 718.111(11), F.S.
- Condo associations must maintain adequate property insurance based on replacement cost determined by appraisal (§ 718.111(11)(a))
- Allows broader interpretation of coverage sufficiency and appraisal timelines (§ 718.111(11)(a)–(b))
10. Additional Key Provisions
- Electronic voting enhancements and ballot requirements (§ 718.128, F.S.)
- Expands emergency board powers (§ 718.1265, F.S.; § 719.128, F.S.)
- Reforms developer control transition and shared facilities (§ 718.301, § 718.407, F.S.)
- Updates disclosure requirements in resale contracts (§ 718.503, § 719.503, F.S.)