Question 1

Does our condo need a structural integrity reserve study?

Accepted Answer

A residential condominium association must complete a structural integrity reserve study for each building three habitable stories or higher, at least every 10 years after the condominium's creation. The study inspects and estimates reserves for load-bearing and safety-critical components, including the roof, structure, fireproofing, plumbing, electrical systems, waterproofing, windows, and any item over a cost threshold.

Question 2

When does a Florida condo need a milestone inspection?

Accepted Answer

A condominium or cooperative building three stories or more in height must have a milestone phase one inspection by a licensed engineer or architect by December 31 of the year it reaches 30 years of age, measured from the certificate of occupancy, and every 10 years after that. If phase one finds substantial structural deterioration, a phase two inspection follows.

Question 3

What training do new Florida condo directors need?

Accepted Answer

Each newly elected or appointed director must file a written certification and an educational certificate from a state-approved 4-hour course with the association secretary, within 1 year before election or appointment or within 90 days after. A director who does not timely file is automatically suspended from the board until they comply.

Question 4

Does our Florida condo need a records website?

Accepted Answer

An association operating a condominium with 25 or more units, excluding timeshare units, must maintain a website or downloadable mobile app with password-protected access to specified official records, in effect by January 1, 2026. Once live, each covered official record must be posted within 30 days after the association creates or receives it.

Question 5

How fast must a Florida condo answer a records request?

Accepted Answer

When a unit owner makes a written request to inspect the official records, the association must make the records available within 10 working days after receiving the request. Failure to do so creates a rebuttable presumption of willful noncompliance.

Question 6

How much notice does a Florida condo budget meeting need?

Accepted Answer

At least 14 days before the board meeting to adopt the proposed annual budget, the board must give each unit owner a notice of the meeting and a copy of the proposed annual budget. The board may hand deliver, mail, or electronically transmit them.

Question 7

When is the first Florida condo election notice due?

Accepted Answer

At least 60 days before a scheduled election, the association must send a first notice of the election date to each unit owner entitled to vote. The association may mail, deliver, or electronically transmit the notice.

Question 8

When must a Florida condo board candidate submit intent?

Accepted Answer

A person who wants to be a candidate for the board must give written notice of intent to the association at least 40 days before a scheduled election. The requirement is tied to the scheduled election date.

Question 9

When is the second Florida condo election notice due?

Accepted Answer

The association must send a second election notice with a ballot to all unit owners entitled to vote not less than 14 days and not more than 34 days before the election date. The association may mail, deliver, or electronically transmit the package.

Question 10

When is a Florida condo annual financial report due?

Accepted Answer

The association must prepare and complete a year-end financial report within 90 days after the fiscal year end, or the date in the bylaws. The report type is set by total annual revenue: under $150,000 is a cash receipts and expenditures report; $150,000-$300,000 is compiled statements; $300,000-$500,000 is reviewed statements; and $500,000 or more is audited statements. The completed report must be distributed to unit owners within 21 days after completion and no later than 180 days after fiscal year end.

Question 11

Can a Florida condo waive structural reserve funding?

Accepted Answer

For a budget adopted on or after December 31, 2024, a unit-owner-controlled association that must obtain a SIRS may not vote to provide no reserves or reduced reserves for the structural items listed in 718.112(2)(g). Reserves for non-structural items may still be waived or reduced by majority vote of the total voting interests, with the required bold-capital warning on any such proxy question.

Question 12

How much notice does a Florida condo board meeting need?

Accepted Answer

Notice of a regular board meeting must be posted conspicuously on the condominium property at least 48 continuous hours before the meeting, except in an emergency. A meeting to consider a special assessment or a rule regarding unit use requires written notice plus conspicuous posting at least 14 days before the meeting.

Question 13

How much notice does a Florida condo annual meeting need?

Accepted Answer

The association must hold an annual meeting of the members at the date, time, and place set under the bylaws. Written notice must be sent to each unit owner at least 14 days before and posted conspicuously on the property at least 14 continuous days before. This is separate from the 60/40/14-34 day election notice sequence.

Question 14

How fast must a Florida condo issue an estoppel certificate?

Accepted Answer

On written or electronic request from an owner, mortgagee, or their designee, the association must issue an estoppel certificate within 10 business days. Fees are capped at up to $250 when no amounts are delinquent, with an added $100 for expedited 3-business-day delivery and an added $150 when amounts are delinquent, subject to aggregate caps for multiple units. The certificate is effective 30 days if hand delivered or sent electronically and 35 days by regular mail.

Question 15

How fast must a Florida condo board answer an owner inquiry?

Accepted Answer

When a unit owner sends a written inquiry by certified mail, the board must respond in writing within 30 days after receipt. If the board retains legal counsel on the inquiry, the deadline extends to 60 days; if the board seeks advice from the Division, it has 10 days after receiving that advice to provide a substantive response.

Florida condo board questions, answered.

Structural

Governance

Records

Financial