New Florida HOA & Condo Laws for 2026: What Every Board Must Do

Florida rewrote its community-association rules faster than almost any state over the past three years — and 2026 is when several of those deadlines actually came due. Between HB 913's condo reserve and inspection rules, the HB 1203 HOA reforms, and the record-posting and fining requirements now in force, a board running on documents written before 2024 is very likely out of step with current law. Here's what changed, in plain English, split by the two statutes that govern Florida communities — with a free 2026 compliance checklist at the end.

Condo (Chapter 718): the SIRS deadline has passed

The single biggest condo change is that the grace period is over. Under § 718.112(2)(g), every residential condominium building three or more habitable stories tall must have a completed Structural Integrity Reserve Study (SIRS) — and the baseline deadline was December 31, 2025. HB 913 (effective July 1, 2025) refined the rules but did not remove the obligation.

What HB 913 changed for 2026:

• "Habitable stories" clarified — parking and mechanical floors don't count toward the three-story trigger.
• Reserve funding flexibility — SIRS reserves may be funded through regular assessments, special assessments, loans, or lines of credit.
• A narrow two-year pause — a board may pause reserve contributions for up to two consecutive budget years to redirect funds toward repairs a milestone inspection identified.
• The catch-all threshold rose to $25,675 for 2026 (up from a $10,000 base), adjusted annually.
• 15-year record retention — structural reports, including milestone inspections and the SIRS, must be kept for fifteen years.

Condo (Chapter 718): milestone inspections & online records

Separate from the SIRS, milestone structural inspections (§ 553.899) are required for condo and co-op buildings three stories or taller once the building reaches a set age — generally 30 years, or 25 years within three miles of the coast — and every 10 years after. And condominium associations with 25 or more units must now post official records (governing documents, budgets, reserve studies) to a website or app § 718.111(12)(g), a threshold that dropped sharply from 150.

HOA (Chapter 720): HB 1203 added real teeth

Chapter 720 HOAs are not subject to SIRS or milestone inspections — but HB 1203 brought its own sweeping reforms, now fully in force:

• Website posting — HOAs with 100 or more parcels must maintain a website or app with official records (since Jan 1, 2025).
• Director education and stronger conflict-of-interest rules for boards, managers, and vendors.
• An independent fining committee and a cure-before-hearing process — fines generally may not exceed $100 per violation unless the governing documents allow more, and never without at least 14 days' notice and a hearing.
• Criminal exposure — knowingly and repeatedly refusing records access with intent to harm the association or members can be a criminal matter under HB 1203.

The bigger picture: do your documents still match the statute?

Any one of these is a manageable fix. The harder question is whether your whole governing-document set — Declaration, Bylaws, Articles, and Election Rules — still reflects Florida law after HB 1021, HB 1203, and HB 913. Documents drafted before 2024 routinely carry an old fining process, a reserve approach the SIRS rules now override, election procedures that changed, and no website-posting or record-retention language at all. Each gap is small; together they're the difference between a board that's covered and one that's exposed.

This article is general information about Florida law, current as of its publication date, and is not legal advice for any specific association. Statutes are amended regularly — verify current law or consult a Florida-licensed attorney for your situation.