This page is current through the 2026 regular session, and the statute text described here is the 2026 Florida Statutes as of July 1, 2026. It sets out what each legislative session since 2021 did to Chapter 718, most recent session first, with the chapter law number and effective date for each item. The 2026 session changed almost nothing for condominiums. The 2024 and 2025 sessions changed a great deal, and both moved subsection numbers that older board forms still cite.
How to read this page
Every entry below is anchored to two things: the session that produced it, and the chapter law number the Governor signed. The bill number is what people remember and repeat at meetings. The chapter law number is what the statute itself cites, and it is what you need if you want to read the act as passed. Most community association acts take effect on July 1 of the year they pass, but not all of them, and the exceptions here are noted.
At the end of every section printed on leg.state.fl.us there is a history line listing each chapter law that has amended that section. If you are checking whether a provision is current, read the history line before you read anything else. A chapter number from the last two years means something you remember about that section has probably changed.
Three questions answer most of what a board needs from any legislative change:
- What section did it amend, and did the subsection numbering move?
- When does it take effect, and does it apply to budgets, contracts or elections already underway?
- Does it impose a dated duty on the association, and has that date already passed?
2026 regular session: almost nothing for condominiums
No bill amending Chapter 718 as a governance matter passed in 2026. If you were waiting to see what the session would require of your association, the answer is that it required nothing new. Three acts did touch condominium law at the edges, and one of them will confuse anyone reading a history line.
- Ch. 2026-14 (SB 104), effective May 12, 2026. The annual reviser's bill. It corrects citations, deletes provisions that have served their purpose, and fixes typographical errors. It touched §§ 718.111, 718.112 and 718.501, which means those sections now carry a 2026 citation in their history lines even though nothing substantive changed.
- Ch. 2026-168 (CS/CS/HB 797), effective July 1, 2026. A rewrite of Chapter 617, the Not For Profit Corporation Act, on the model act pattern, running to roughly 189 sections. Your association is a not-for-profit corporation as well as a condominium association, so Chapter 617 applies to it. The act made a conforming amendment to § 718.111 and to § 718.3027, the director conflict of interest section.
- Ch. 2026-63 (CS/CS/HB 803), effective July 1, 2026. Building permits and inspections. Its community association provision amended § 720.3035, which is a homeowners association section, not a condominium one. It does not reach Chapter 718.
- Ch. 2026-150 (SB 1028). Citizens Property Insurance and the commercial residential clearinghouse. It affects the market your association buys its master policy in, but it is not a Chapter 718 amendment.
Two bills that boards asked about did not pass. CS/CS/CS/CS/HB 657, the community association omnibus, covered termination and dissolution, governing document requirements, conflict disclosure, a community association court program and presuit mediation changes. It passed the House 108 to 2 on March 5, 2026 and died in Senate Rules on March 13, 2026. CS/SB 1498, on records violations and electronic voting, died in Senate Appropriations the same day.
2025 regular session: HB 913 is the one to catch up on
CS/CS/HB 913 became Ch. 2025-175, approved June 23, 2025 and effective July 1, 2025, with the Division online account provisions effective October 1, 2025. It is the largest condominium bill since the post-Surfside legislation, and most of what a board does differently this year traces to it.
| Subject | What changed | Citation |
|---|---|---|
| Reserve threshold | Raised from $10,000 to $25,000, or the Division's inflation-adjusted amount if greater | § 718.112(2)(f)2.a. |
| Borrowing for structural work | A line of credit or loan may fund milestone or SIRS capital work on approval of a majority of the total voting interests | § 718.112(2)(f)2.c. |
| Reserve pause | Where a milestone inspection is complete, owners may pause or reduce reserve contributions for no more than 2 consecutive annual budgets, and only for a budget adopted on or before December 31, 2028 | § 718.112(2)(f)2.e. |
| SIRS deadline | Owner-controlled associations existing on or before July 1, 2022 had to complete a study by December 31, 2025; none may be completed after December 31, 2026 | § 718.112(2)(g)7. |
| Video conference voting | A board or committee member joining by telephone or real-time video counts toward a quorum and may vote as if physically present | § 718.112(2)(b)5. |
| Electronic voting | Electronic votes count toward quorum; a 25 percent petition obliges the board to meet within 21 days; an owner may e-mail a ballot to a designated address | § 718.128 |
| Financial report delivery | Extended from 120 days to 180 days after fiscal year end | § 718.111(13) |
| Division online account | Condominium associations had to create and maintain one on or before October 1, 2025 | § 718.501(3) |
| Resale rescission | Non-developer resale rescission period raised from 3 days to 7 days | § 718.503(2) |
Two further items are easy to miss. A proposed budget more than 115 percent of the prior year's now obliges the board itself to prepare a simultaneous substitute budget excluding discretionary spending, rather than waiting for an owner petition, with insurance premiums excluded from the computation. And an officer or director must sign an affidavit acknowledging receipt of a completed structural integrity reserve study, with separate 45-day duties to distribute it to owners and to report its completion to the Division.
Two smaller 2025 acts also appear in Chapter 718 history lines. Ch. 2025-6 (SB 42) was that year's reviser's bill. Ch. 2025-166 (CS/CS/SB 948), effective October 1, 2025, was a flood disclosure act reaching condominium and cooperative resales. Manager conflicts of interest sit in § 468.4335, not in Chapter 718, and were amended by Ch. 2025-175 as well. Our guides to reserve funding requirements and the structural integrity reserve study work through the operating detail.
2024 regular session: HB 1021 and the subparagraph that moved
CS/CS/HB 1021 became Ch. 2024-244, effective July 1, 2024. It is the condominium omnibus, and it reached across the chapter: §§ 718.103, 718.104, 718.111, 718.112, 718.113, 718.115, 718.121, 718.1224, 718.124, 718.128, 718.202, 718.301, 718.3027, 718.303, 718.407, 718.501, 718.5011, 718.503 and 718.504, plus §§ 468.4334, 468.4335 and 468.436 on managers and § 553.899 on milestone inspections.
- Director education became mandatory rather than satisfiable by a written certification alone, and the certification and the course are both required.
- The website and mobile application posting threshold dropped to associations managing 25 or more units that do not contain timeshare units, with documents posted within 30 days of receipt or creation.
- Criminal penalties attached to certain official records offenses, including refusal to provide access and intentional destruction.
- Director and officer conflict of interest disclosure obligations were expanded under § 718.3027.
- Cooperatives were swept in for part of it: the act also amended §§ 719.106, 719.129 and 719.301.
The consequence that outlasts the substance is a numbering change. HB 1021 inserted a new subparagraph into § 718.112(2)(d). Director education sat at § 718.112(2)(d)5.b. in the 2024 edition and sits at § 718.112(2)(d)5.b. in the 2025 and 2026 editions. The election machinery, the 60-day, 40-day, 35-day and 14-to-34-day sequence, is at § 718.112(2)(d)5.a. in the current edition. Any policy, certification form or director certification packet assembled before July 2024 and never reviewed is citing a provision that no longer says what it used to say.
2023 regular session: SB 154 and two liability bills
CS/CS/SB 154 became Ch. 2023-203, effective June 9, 2023. It refined the milestone inspection and structural integrity reserve study regimes created the previous year, adjusting thresholds, inspection timing and reporting, and it amended §§ 718.103, 718.111, 718.112, 718.113, 718.116, 718.1255, 718.301, 718.503 and 718.504 as well as the cooperative counterparts and § 553.899.
One piece of SB 154 is not in force yet. It added § 718.1255(1)(d) and amended § 718.1255(5) with a July 1, 2027 marker. Check whether the dispute resolution provision you are reading is the current one or the future one before you rely on it. Our note on arbitration and presuit mediation explains which disputes go to which track today.
Two 2023 acts outside Chapter 718 changed the association's litigation exposure. SB 360, Ch. 2023-22, shortened the construction statute of repose and changed how the period is measured under § 95.11. HB 837, Ch. 2023-15, was the tort reform act, shortening the negligence limitation period and replacing pure comparative negligence with a modified rule under § 768.81. Boards evaluating a construction defect claim should treat the timing analysis as urgent rather than routine.
2022: Special Session D and the post-Surfside architecture
The 2022 change for condominiums did not come out of the regular session. SB 4-D was passed in Special Session D in May 2022 and became Ch. 2022-269, effective May 26, 2022. Everything a board now does about structural condition traces back to it.
- Created the milestone inspection requirement at § 553.899, for buildings three habitable stories or more in height.
- Created the structural integrity reserve study at § 718.112(2)(g), with its list of covered components.
- Restricted the ability of owners to waive or underfund reserves for items a structural integrity reserve study covers.
- Amended §§ 718.103, 718.111, 718.112, 718.116 and 718.117, the cooperative counterparts at §§ 719.103, 719.104 and 719.106, and § 720.303.
The Chapter 718 history lines show no other 2022 chapter law. The 2022 regular session produced nothing for condominium governance, and Special Session D produced everything.
2021 regular session: four separate acts, not one
Boards often remember 2021 as the year of SB 630. It was actually four acts, and the one people cite is frequently given the wrong chapter number.
| Act | Chapter law | Effective | Reach |
|---|---|---|---|
| CS/CS/SB 630 | Ch. 2021-99 | July 1, 2021 | Broad revision across Chapters 718, 719 and 720: insurance subrogation, charging stations, presuit mediation, reserves |
| CS/CS/SB 56 | Ch. 2021-91 | July 1, 2021 | Assessment and collection notices; §§ 718.111, 718.116, 718.121, 719.104, 719.108, 720.303, 720.3085 |
| CS/CS/SB 1966 | Ch. 2021-135 | July 1, 2021 | Department of Business and Professional Regulation act; §§ 718.112, 718.501, 718.5014, 719.106 |
| CS/HB 649 | Ch. 2021-209 | July 1, 2021 | Joint petitions objecting to property tax assessments; § 718.111 |
SB 56 is the source of the two-step collection notice sequence a board uses today, and it is the act whose subsection numbering has since moved. See the next section, and our page on collection notices for the current form requirements.
Citations that moved, and why your form may be wrong
A rule can stay the same while its address changes. These are the moves most likely to appear in a document your association is still using.
| Provision | Older citation | Current citation |
|---|---|---|
| Director certification and education | § 718.112(2)(d)5.b. | § 718.112(2)(d)5.b. |
| Election notice and ballot sequence | § 718.112(2)(d)4.a. | § 718.112(2)(d)5.a. |
| Notice of Late Assessment, 30 days | § 718.121(4) | § 718.121(5) |
| Notice of Intent to Record a Claim of Lien, 45 days | § 718.121(5) | § 718.121(6) |
| Recall of directors | varies by edition | § 718.112(2)(l) |
| Transfer and screening fees | § 718.112(2)(i) | § 718.112(2)(k) |
| Manager conflicts of interest | § 718.3027 (association context) | § 468.4335 |
| Construction limitation and repose | § 95.11(3)(c) | § 95.11(3)(b) |
Two other locations catch people out. The inner and outer envelope election procedure is not in the statute at all; it is Fla. Admin. Code R. 61B-23.0021. And milestone inspections are in § 553.899, not Chapter 718.
What a board should do with this page
A practical annual review, timed for late summer after the session's acts have taken effect:
- Pull the association's standing policies and form letters, and check every statutory citation in them against the current edition. Correct the citation even where the rule has not changed.
- Confirm the dated duties are done: the structural integrity reserve study, the affidavit acknowledging receipt, the 45-day distribution and Division statement, and the Division online account.
- Check the reserve line in the draft budget against the current $25,000 threshold and against whether the association is eligible for, and wants, the pause that expires for budgets adopted after December 31, 2028.
- Review the meeting notice template against the video conference requirements, including the hyperlink, a conference phone number and the physical location.
- Record in the minutes what was reviewed and what changed.
Where a change affects a deadline that cannot be undone, an owner's rights, or money already committed, the last step is a call to counsel. Our overview of how Chapter 718 is organized helps when you are trying to find the provision in the first place, and the cooperative legislative page tracks the same sessions for Chapter 719.
Frequently Asked Questions About Florida Condominium Legislation
Did anything change for condominiums in the 2026 session?
Not as a governance matter. No bill amending Chapter 718 passed in 2026. The reviser's bill, Ch. 2026-14, made technical corrections to §§ 718.111, 718.112 and 718.501. The Chapter 617 rewrite, Ch. 2026-168, applies to your association as a not-for-profit corporation and made conforming amendments to §§ 718.111 and 718.3027. The omnibus bill, HB 657, died in Senate Rules.
What is the difference between a bill number and a chapter law number?
The bill number, such as HB 913, identifies the bill while it moves through the Legislature. Once it is approved it becomes a chapter in the Laws of Florida for that year, such as Ch. 2025-175. The statute's history line cites the chapter law, not the bill, so the chapter number is what you need when tracing why a section reads the way it does.
Our policy cites § 718.112(2)(d)5.b. Is it wrong?
The citation is out of date. HB 1021 in 2024 inserted a new subparagraph into § 718.112(2)(d), which pushed director education down to (2)(d)5.b. in the 2025 and 2026 editions. The underlying obligation still exists, so the policy is not void, but the citation should be corrected so that anyone checking it finds the right provision.
Has the SIRS deadline passed?
For most associations, yes. An association under owner control that existed on or before July 1, 2022 had to complete a structural integrity reserve study by December 31, 2025 under § 718.112(2)(g)7., and the statute says a study may in no event be completed after December 31, 2026. An association that has completed a milestone inspection may delay a study for no more than the two consecutive budget years following it.
How often does Chapter 718 change?
In every regular session since 2021, though not always substantively. 2022, 2024 and 2025 brought large changes. 2026 brought essentially none. The safest working assumption is that any condominium form, policy or template more than two years old needs to be re-read against the current statute rather than trusted.
Where can we read the acts ourselves?
The Florida Senate publishes each bill, its analyses and its final action at flsenate.gov, and the Legislature publishes the statutes free at leg.state.fl.us. Read the section you care about, then read the history line at the end of it. The chapter law numbers in that line tell you which acts to pull.
Contact Hamilton Mikes
Hamilton Mikes reviews condominium governing documents, board policies and standing forms against the current statute each year, and advises Southwest Florida boards on what a new session actually requires of them. Call 239-594-7227 or visit our Regulatory Compliance page.
Statutes and authorities referenced
- § 718.111, Fla. Stat. (the association; official records at (12); financial reporting at (13))
- § 718.112(2)(b)5., Fla. Stat. (telephone and real-time video participation counts toward quorum and may vote)
- § 718.112(2)(d)5.a., Fla. Stat. (election notice and ballot sequence)
- § 718.112(2)(d)5.b., Fla. Stat. (director certification and education, 2026 edition numbering)
- § 718.112(2)(e)2.a., Fla. Stat. (substitute budget where the proposed budget exceeds 115 percent)
- § 718.112(2)(f)2.a., (2)(f)2.c., (2)(f)2.e., Fla. Stat. (reserve threshold; borrowing; reserve pause)
- § 718.112(2)(g)7., (2)(g)9., Fla. Stat. (SIRS deadlines; milestone delay)
- § 718.112(2)(l), Fla. Stat. (recall)
- § 718.121(5), (6), Fla. Stat. (Notice of Late Assessment; Notice of Intent to Record a Claim of Lien)
- § 718.128, Fla. Stat. (electronic voting)
- § 718.1255, Fla. Stat. (arbitration and presuit mediation; a 2023 addition carries a July 1, 2027 marker)
- § 718.3027, Fla. Stat. (director and officer conflicts of interest)
- § 718.501(3), Fla. Stat. (Division online account)
- § 468.4335, Fla. Stat. (community association manager conflicts of interest)
- § 553.899, Fla. Stat. (milestone inspections)
- § 95.11(3)(b), Fla. Stat. (design and construction limitation and repose)
- Fla. Admin. Code R. 61B-23.0021 (election ballot envelope procedure)
- Session laws: Ch. 2021-91 (CS/CS/SB 56); Ch. 2021-99 (CS/CS/SB 630); Ch. 2021-135 (CS/CS/SB 1966); Ch. 2021-209 (CS/HB 649); Ch. 2022-269 (SB 4-D); Ch. 2023-203 (CS/CS/SB 154); Ch. 2023-22 (SB 360); Ch. 2023-15 (HB 837); Ch. 2024-244 (CS/CS/HB 1021); Ch. 2025-6 (SB 42); Ch. 2025-166 (CS/CS/SB 948); Ch. 2025-175 (CS/CS/HB 913); Ch. 2026-14 (SB 104); Ch. 2026-63 (CS/CS/HB 803); Ch. 2026-168 (CS/CS/HB 797)