Florida created milestone inspections and SIRS in SB 4-D (2022), made the 25-year coastal rule a local choice in SB 154 (2023), added a four-family exemption and SIRS reporting in HB 1021 (2024), and in HB 913 (2025) set the SIRS deadline at 31 December 2025 with a 31 December 2026 outside date, allowed loans and lines of credit, and added a reserve pause. The 2026 session made only a technical change, and two community association bills died.
General information, not legal or engineering advice.
The timeline
| Year | Law | What changed for boards |
|---|---|---|
| 2022 | SB 4-D, ch. 2022-269, approved 26 May 2022 | Created milestone inspections (30 years, or 25 within 3 miles of the coast), the SIRS, and the end of reserve waivers for SIRS items |
| 2023 | SB 154, ch. 2023-203, approved 9 June 2023 | 25-year rule became a local choice; legacy deadlines of 2024 and 2025; extensions for good cause; pre-2022 reports may be accepted; mixed-ownership buildings covered |
| 2024 | HB 1021, ch. 2024-244, approved 14 June 2024 | Four-family dwelling exemption; SIRS distribution to owners and statement to the Division; developer turnover inspection; website rule for associations with 25 or more units from 2026 |
| 2025 | HB 913, ch. 2025-175, approved 23 June 2025 | SIRS deadline 31 Dec 2025 (outside date 31 Dec 2026 with a milestone); loans and lines of credit; baseline funding plan; pooling; reserve pause to 2028; "habitable stories"; local repair ordinances; bid disclosures; annual local reporting; director affidavit |
| 2026 | Ch. 2026-14 (SB 104, reviser's bill) | Technical cross-reference corrections only. SB 1498 and HB 657 died on 13 March 2026 |
Sources: Laws of Florida and the Florida Senate bill pages [1][2][3][4][5][6][7][8].
The rules most often quoted wrong
- The 3-mile rule. Automatic in 2022, a local choice since 2023 [2][9].
- The SIRS deadline. 31 December 2024 under the original law, then 31 December 2025, with no study allowed after 31 December 2026 [10].
- Reserve waivers. Not allowed for SIRS items in budgets adopted on or after 31 December 2024, except for a multicondominium with an approved alternative [10].
Where the rules live now
Milestone inspections are in s. 553.899. SIRS, reserves and owner notices are in s. 718.112(2)(f), (g) and (h). We re-read both on 28 October 2026 [9][10].
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Frequently asked questions
Did the condo law change in 2026?
Not in substance. Chapter 2026-14 (SB 104, a reviser's bill) only corrected cross-references in s. 718.112. SB 1498 and HB 657 on community associations both died on 13 March 2026.
Is the 3-mile coastal rule still law?
No. SB 154 in 2023 replaced the automatic 25-year rule for buildings within 3 miles of the coast with a local enforcement agency decision based on circumstances such as proximity to salt water.
When did HB 913 take effect?
It was approved on 23 June 2025, and most provisions took effect on 1 July 2025.
Sources
- Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
- Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
- Chapter 2024-244, Laws of Florida (CS/CS/CS/HB 1021), approved June 14 2024, Laws of Florida. Accessed October 27, 2026.
- Chapter 2025-175, Laws of Florida (CS/CS/HB 913), approved June 23 2025, Laws of Florida. Accessed October 27, 2026.
- Final Bill Analysis, CS/CS/HB 913 (2025), storage name h0913z1, dated 6/26/2025, Florida House of Representatives. Accessed October 27, 2026.
- Chapter 2026-14, Laws of Florida (SB 104, reviser's bill), Laws of Florida. Accessed October 27, 2026.
- SB 1498 (2026) Community Associations, bill page, The Florida Senate. Accessed October 27, 2026.
- CS/CS/CS/CS/HB 657 (2026) Community Associations, bill page, The Florida Senate. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
