Reserve funding plan in Orlando

Paying for reserves and repairs in Orlando

• In the state's data, Orange County had 1 building found unsafe or uninhabitable in 2025, and neighboring Osceola County had 10 in 2024, the most of any county that year.
• After submitting, the association has 365 days to pull a repair permit.
• For noncompliance, the city says proceedings may be initiated as authorized by law.
• If Phase One is disapproved for findings, the Phase Two form is emailed to buildingofficial@orlando.gov, and Phase Two is due within 180 days under s. 553.899(7)(b).
• The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.

How we handle reserve funding plans in Orlando

Orlando confirms its milestone rule reaches condos inside apartment communities. Where one association holds several three-story buildings, each has its own roof, structure and systems to reserve for, so we arrange the SIRS visual inspection building by building and align it with each milestone letter.[2][3]

Permits in Orlando

• City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando

What funding options does the law allow?

• Regular assessments set in the annual budget
• Special assessments, with a majority of the total voting interests
• A line of credit or loan, with a majority of the total voting interests, sized to cover any previously waived or unfunded reserves and immediately available to the board
• Pooling, but only of SIRS components with other SIRS components

Can we pause reserves to pay for milestone repairs?

For a budget adopted on or before 31 December 2028, if a milestone inspection was completed in the previous 2 calendar years, owners may approve by a majority of the total voting interests a pause or reduction of reserve contributions for up to two consecutive budgets to fund the milestone repairs. A new SIRS is required before contributions resume. The option does not apply to developer-controlled associations or associations controlled by owners for less than a year.[3]

What if the building is uninhabitable after a disaster?

If the local building official decides the whole building is uninhabitable because of a natural emergency, the board may pause or reduce reserve funding until the building is habitable again, and may spend reserves to make it habitable.[3]

Frequently asked questions