Milestone inspections due by 31 Dec 2026 and fully funded structural reserves.
Condo buildings three stories or taller need structural milestone inspections once they reach 30 years old (25 near the coast under older rules), with deadlines that fell in 2024 and 2025 for most older buildings.
Fla. Stat. 553.899Those buildings also need a structural integrity reserve study (SIRS), and since budgets adopted from 31 Dec 2024 the board can no longer waive or cut the structural reserves it calls for. That is why so many Florida owners are getting large assessments or loans now.
Fla. Stat. 718.112(2)(g)Florida law does not require an owner vote for an ordinary special assessment; your declaration or bylaws may. Owners must vote (a majority of all voting interests) to waive or reduce reserves, and associations that need a SIRS can no longer waive the structural reserves at all.
Fla. Stat. 718.112(2)(f)The board meeting where a special assessment is considered must be noticed at least 14 days ahead, mailed or delivered and posted, and the notice must say assessments will be considered and give the estimated cost and purposes. The money can only be used for the purpose stated.
Fla. Stat. 718.112(2)(c)3; 718.116(10)You can inspect and copy the official records, including bids, contracts, insurance, minutes and accounting records, without giving a reason. The association must make them available within 10 working days of a written request. If it doesn't, you can recover at least $50 a day for up to 10 days, plus legal fees.
Fla. Stat. 718.111(12)Interest is capped at 18% a year, and a late fee, if your documents allow one, is the greater of $25 or 5% of the late payment. Before recording a lien the association must send a notice of intent by certified or registered mail and wait 45 days. Florida law gives condo owners no right to a payment plan, so ask the board.
Fla. Stat. 718.116; 718.121Florida's HOA law does not require an owner vote for special assessments; check your declaration, which often does.
Fla. Stat. 720.303A board meeting where special assessments will be considered must be noticed 14 days ahead, and the notice must state the nature of the assessments.
Fla. Stat. 720.303(2)(c)You can inspect and copy the official records. The association must make them available within 10 business days of a written request, sent by certified mail. If it fails, you can recover at least $50 a day for up to 10 days.
Fla. Stat. 720.303(4)-(5)Interest is capped at 18% simple a year; a late fee, if allowed, is the greater of $25 or 5%. You must get 30 days to pay before legal fees can be charged, 45 days' written demand before a lien, and another 45 days before foreclosure can start.
Fla. Stat. 720.3085Summarised from the statutes in November 2026. Not legal advice; your declaration and bylaws may add more rules.