- Next Deadline: October 1st
- Requirement: All covered buildings must submit their energy and water usage data for the previous calendar year. Verify if your building needs to comply here.
- Purpose: This ordinance aims to improve energy efficiency, reduce greenhouse gas emissions, and promote transparency in building performance.
Building inspections are an essential part of ensuring the safety and structural integrity of public establishments. These inspections are required every three (3) years, and they are particularly applicable to buildings such as hotels, apartments, and condominiums that are three (3) or more stories tall. However, it's worth noting that these inspections may also be necessary when there is a change in ownership of the building. In such cases, the new owner must ensure that the property meets all the necessary safety standards and regulations. These inspections involve a thorough examination of the building's structure, electrical systems, plumbing, and other crucial components to identify any potential hazards or issues that might compromise the safety of the occupants. By conducting these inspections regularly, authorities can ensure that public establishments are maintained in a safe and secure condition, providing peace of mind for both owners and inhabitants alike.
Mandate for all high-rise condominiums in Florida. Must provide a similar level of safety as an automatic sprinkler system. It can include protection features such as a partial sprinkler system, smoke detection, compartmentation, or other types of fire and life safety systems. Deadline extended until Jan 1, 2024. All buildings must be up to code for fire sprinkler standpoint.
SB4D mandates that condominium and cooperative association buildings that are three stories or higher in height undergo a "milestone inspection" of their structural integrity when they reach either 30 years of age and every ten years thereafter. May 26, 2022, Florida Governor DeSantis signed Senate Bill 4 into law. The legislation is to ensure the structure is safe for continued use under the present occupancy and to prevent building structural failure and assure safety of occupants and community. The legislation creates substantial new structural safety and reserve requirements on all Florida Condos & Associations. Milestone Inspections & Structural Integrity Reserve Study must be completed by Dec 31, 2025.
Starting July 1, 2025, the new Florida House Bill 913 legislative updates for condominium associations will go into effect. These new changes are an “update” to last year’s Senate Bill 154 which legislated the Milestone Structural Inspections and Structural Integrity Reserve Study requirements mandated by the state of Florida for all condominium associations. The bill focuses on structural safety, transparency, and oversight in condominium associations. This new bill significantly impacts how condominium associations will plan for and fund major capital improvement projects. Outlined below are the relevant changes your association needs to know regarding the SIRS (Structural Integrity Reserve Study), Milestone inspections and Reserves, as well as The Falcon Group’s professional opinion/recommendations for the new requirements.
Building Applicability & Deadlines
- Applies only to buildings with three or more “habitable” stories (defined as spaces for living, sleeping, eating, or cooking).
- Exempts four‑unit dwellings with three or fewer habitable stories
- Deadline extended from December 31, 2024 to December 31, 2025 for existing, owner-controlled associations (pre‑July 1, 2022).
Enhanced SIRS Requirements
- Must include a baseline funding plan ensuring the reserve cash balance never drops below zero over the study period.
- Required to distinguish between mandatory reserve items (core structural components) and optional items.
Reserve Funding Flexibility
- Associations may fund reserves via special assessments, lines of credit or loans—with majority owner approval.
- Pooling of reserve accounts across multiple SIRS items is now allowed.
- Investment of reserve funds in CDs or deposits at banks/credit unions permitted without a vote.
Threshold Update & Inflation Adjustments
- The trigger for non-core “other items” inclusion is raised from $10,000 to $25,000, adjusted annually for inflation.
- Starting in 2026, and every year after, the Florida Division of Condominiums (within the DBPR) must publish online the inflation-adjusted cost threshold for any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000 or the inflation adjusted amount determined by the division.
Milestone Inspection Coordination
- Allows associations that have completed the required milestone inspection to delay the SIRS for two consecutive budget years following a milestone inspection in order to prioritize funding for repairs and maintenance required from the milestone inspection. In other words, a temporary suspension.
- If reserve contributions are paused or reduced due to Milestone‑related repairs for up to two years, a new SIRS must be completed before resuming regular reserve funding.
Accountability & Compliance
- Conflict-of-interest disclosures are required: professionals bidding SIRS must disclose any intent to bid on related repair work; any undisclosed conflict makes the contract voidable
- Affidavit requirement: officers/directors must sign confirming receipt of the SIRS report.