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 719, most recent session first, with the chapter law number and effective date for each item. The recurring question for a cooperative board is not what the Legislature did to condominiums. It is whether the act reached Chapter 719 as well, and on several important rules the answer is no.
How to read this page
Each entry is anchored to the session that produced it and to the chapter law number the Governor signed. The bill number, such as HB 913, is what gets repeated at meetings. The chapter law number, Ch. 2025-175, is what appears in the statute's history line.
For cooperatives there is a second habit worth forming. Nearly every large community association act of the last six years was written primarily for condominiums, then extended to cooperatives section by section. Whether a given rule reached you is answered by the act's citation list and by the history line at the end of the Chapter 719 section, not by the headline. The § 719.106 history line currently ends with Ch. 2021-99, Ch. 2021-135, Ch. 2022-269, Ch. 2023-203, Ch. 2024-244, Ch. 2025-175 and Ch. 2026-14.
Chapter 719 is also shorter than Chapter 718, and much of what a cooperative board does sits in one long section, § 719.106, on bylaws. Budgets and reserves are in § 719.106(1)(j). The structural integrity reserve study is in § 719.106(1)(k). Emergency powers are in § 719.128. Records and financial reporting are in § 719.104. Knowing those four locations saves a great deal of searching.
This page is organized by session, newest first. A new section is added after each session rather than the older ones being rewritten.
2026 regular session: nothing for cooperatives
No bill amending Chapter 719 as a governance matter passed in 2026. The only 2026 chapter law in the Chapter 719 history lines is Ch. 2026-14 (SB 104), effective May 12, 2026, the annual reviser's bill, which touched § 719.106. It corrects citations and removes language that has served its purpose. A cooperative board that sees a 2026 citation at the end of § 719.106 and assumes a new duty has appeared is reading the history line correctly and the significance incorrectly.
Two 2026 acts reach cooperatives indirectly. Ch. 2026-168 (CS/CS/HB 797), effective July 1, 2026, rewrote Chapter 617, the Not For Profit Corporation Act. A Florida residential cooperative association is ordinarily a not-for-profit corporation, so the rewritten corporate rules on board vacancies, member rights, meeting mechanics and director liability apply to it, including the replaced § 617.0832 on director conflict transactions. The act's express conforming amendments went to Chapter 718 and Chapter 720 sections rather than to Chapter 719. Ch. 2026-63 (CS/CS/HB 803), the building permit act, amended § 720.3035 only and does not reach cooperatives.
CS/CS/CS/CS/HB 657, the community association omnibus, 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 reached cooperatives, but not evenly
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 amended four Chapter 719 sections: § 719.103, § 719.104, § 719.106 and § 719.501.
- Division online account. Cooperative associations had to create and maintain an online account with the Division on or before October 1, 2025, under § 719.501(3). This is the same obligation condominium associations carry under § 718.501(3).
- Reserve pause in an emergency. During a declared natural emergency, where a local official determines the building is uninhabitable, the board may pause or reduce reserve contributions, with contributions resuming on a habitability determination. § 719.106(1)(j)2.d.
- Funding sources for structural reserves. Reserves for items a structural integrity reserve study covers may be funded by regular assessments, special assessments, lines of credit or loans, and an owner-controlled association may obtain a line of credit or loan for milestone and study-recommended repairs. § 719.106(1)(j)3.
- Pooling. Reserve accounts may be pooled across components, and no member vote is required to change between accounting methods.
- Investments. The board must use best efforts to make prudent investment decisions, and the association may invest reserve funds in certificates of deposit or depository accounts at qualifying institutions. § 719.104(13).
- Evacuation authority. The emergency power to require evacuation no longer turns on the order being a mandatory one; any evacuation order suffices, with immunity for failure to evacuate in the circumstances the paragraph describes.
What HB 913 did not do for cooperatives matters just as much. The financial report delivery deadline in § 719.104(4) is still 120 days after the end of the fiscal year. The 180-day window is a condominium change at § 718.111(13) and does not reach you. Chapter 719 still has no website or mobile application posting obligation of any kind. The 115 percent budget mechanism in Chapter 719 is still the older owner petition by 10 percent of the voting interests rather than the board duty condominiums now carry. And § 719.129 gained no 25 percent petition and no e-mail ballot provision. Our guides to cooperative budgets and reserves and cooperative official records work through the operating detail.
One further 2025 act reached Chapter 719. Ch. 2025-166 (CS/CS/SB 948), effective October 1, 2025, amended § 719.503, the cooperative resale disclosure section, as part of a flood disclosure act that also reached residential landlords, developers and mobile home park owners.
2024 regular session: swept in on voting, left out on records
CS/CS/HB 1021 became Ch. 2024-244, effective July 1, 2024. It is the condominium omnibus, and it reached Chapter 719 in three places: § 719.106, § 719.129 and § 719.301.
Section 719.129, the internet-based online voting section, was amended so that a unit owner voting electronically is counted as being in attendance at the meeting for purposes of determining a quorum. That is the same principle the act applied to condominiums. What it did not add to Chapter 719 is the rest of the condominium electronic voting machinery. There is no 25 percent petition obliging the board to meet within 21 days, and no provision allowing an owner to e-mail a ballot to a designated address with a capitalized waiver of ballot secrecy. Those arrived in § 718.128 in 2025 and have no Chapter 719 counterpart.
Three of the 2024 changes boards ask about most did not reach cooperatives at all. The website and mobile application posting mandate applies to condominium associations managing 25 or more units under § 718.111(12)(g). There is no equivalent in Chapter 719, and none has been added since. The criminal penalties for official records offences were added to Chapter 718 and Chapter 720, and § 719.104 carries no 2024 chapter law in its history line at all. And the director education overhaul that removed the written certification alternative for condominium directors left the cooperative provision alone: § 719.106(1)(d)1.b. still permits a newly elected or appointed director to satisfy the requirement either by written certification or by an approved education provider's certificate completed within one year before, or 90 days after, election or appointment.
2023 regular session: SB 154 refined the safety regime
CS/CS/SB 154 became Ch. 2023-203, effective June 9, 2023, and it reached cooperatives squarely: §§ 719.103, 719.104, 719.106, 719.1255, 719.301, 719.503 and 719.504, alongside the condominium counterparts and § 553.899.
The substance was refinement rather than creation. It adjusted milestone inspection timing and thresholds, revised the structural integrity reserve study requirements created the year before, and touched budget meeting and developer turnover provisions. Ch. 2023-8, that year's reviser's bill, also appears in the § 719.501 history line and is technical.
Section 719.1255 deserves a separate mention. Cooperative alternative dispute resolution does not have its own substantive regime; § 719.1255 incorporates § 718.1255 by reference. The practical consequence is that a 2023 amendment to § 718.1255, including one carrying a July 1, 2027 marker, changes cooperative practice automatically even in a year when Chapter 719 was not amended. Our page on cooperative arbitration and mediation explains which disputes go to which track today.
2022: SB 4-D created the cooperative SIRS and the December 31, 2024 deadline
SB 4-D was passed in the 2022 Special Session D in May 2022 and became Ch. 2022-269, effective May 26, 2022. It amended §§ 719.103, 719.104, 719.106, 719.501 and 719.503, and it created § 553.899, the milestone inspection section, which applies to buildings three habitable stories or more in height without regard to whether the building is a condominium or a cooperative.
It also gave Chapter 719 its own freestanding structural integrity reserve study regime at § 719.106(1)(k). It is not a cross-reference to Chapter 718. The components, the inspection intervals and the reporting duties are set out in Chapter 719 itself, and § 719.103(24) defines the term by pointing back to § 719.106(1)(k).
| Duty | Cooperative | Condominium |
|---|---|---|
| Initial SIRS completion deadline | December 31, 2024, § 719.106(1)(k)7. | December 31, 2025, § 718.112(2)(g)7. |
| Outside limit on completion | December 31, 2026 | December 31, 2026 |
| Buildings covered | Three habitable stories or higher, every 10 years | Three habitable stories or higher, every 10 years |
| Delay after a milestone inspection | Up to 2 consecutive budget years | Up to 2 consecutive budget years |
| Distribution and Division statement | Within 45 days of receipt | Within 45 days of receipt |
| Affidavit of receipt | Required of an officer or director | Required of an officer or director |
The year-earlier deadline is the detail most often missed, and it is missed because cooperative boards read condominium summaries. For budgets adopted on or after December 31, 2024, an owner-controlled cooperative required to obtain a study may not vote to provide no reserves, or reserves less adequate than required, for the items the study covers. Our guide to structural integrity reserve studies for cooperatives covers the components and the sequence.
2021 regular session: three acts, one of them structural
| Act | Chapter law | Effective | Chapter 719 reach |
|---|---|---|---|
| CS/CS/SB 630 | Ch. 2021-99 | July 1, 2021 | Amended § 719.103 and § 719.104; added to the definition of unit that an interest in a unit is an interest in real property, which matters for homestead analysis |
| CS/CS/SB 56 | Ch. 2021-91 | July 1, 2021 | Assessment and collection notices; amended § 719.104 and § 719.108 |
| CS/CS/SB 1966 | Ch. 2021-135 | July 1, 2021 | Department of Business and Professional Regulation act; amended § 719.106 |
The real property language in § 719.103 is the one 2021 change a cooperative board is likeliest to encounter in practice, because it bears on whether a shareholder's interest can carry homestead protection. It is a question for counsel on the facts rather than a rule to apply at the table. Our overview of how Chapter 719 is organized sets out where the rest of the chapter lives.
What a cooperative board should do with this page
A practical annual review, timed for late summer after the session's acts have taken effect:
- Confirm the structural integrity reserve study is complete, that an officer or director signed the affidavit acknowledging receipt, and that the 45-day distribution and Division statement were both done. The deadline was December 31, 2024, and a study may in no event be completed after December 31, 2026.
- Confirm the association's Division online account exists and is maintained. The date was October 1, 2025.
- Check the annual financial report calendar against 120 days, not 180.
- Before adopting any policy borrowed from a condominium association, check the Chapter 719 section's history line for the act you are relying on. If the act is not cited there, it did not reach you.
- Review the director certification file. Chapter 719 still allows either the written certification or an approved course, which is not the condominium rule.
- Record in the minutes what was reviewed and what changed.
Where a change affects a deadline that cannot be undone, a shareholder's rights, or money already committed, the last step is a call to counsel rather than a decision at the table. The condominium legislative page tracks the same sessions for Chapter 718, which is useful when you need to see what a bill did to the chapter it was written for.
Frequently Asked Questions About Florida Cooperative Legislation
Did anything change for cooperatives in 2026?
No, beyond the annual reviser's bill. Ch. 2026-14, effective May 12, 2026, made technical corrections to § 719.106. The Chapter 617 rewrite in Ch. 2026-168 applies to your association as a not-for-profit corporation, and the building permit act in Ch. 2026-63 amended a homeowners association section only. The community association omnibus, HB 657, died in Senate Rules.
When was our structural integrity reserve study due?
December 31, 2024, under § 719.106(1)(k)7., for a cooperative in existence on or before July 1, 2022 and under unit owner control. That is a year earlier than the condominium deadline, and the difference is the reason so many cooperative boards were late. The statute says a study may in no event be completed after December 31, 2026.
Does the 25-unit website posting rule apply to our cooperative?
No. There is no website or mobile application posting mandate anywhere in Chapter 719. The 25-unit rule is § 718.111(12)(g), a condominium provision, and the 100-parcel rule is § 720.303(4)(b) for homeowners associations. A cooperative may post records voluntarily, but doing so is a choice rather than compliance.
Can our shareholders e-mail a ballot the way condominium owners can?
Not under the statute. The e-mail ballot provision and the 25 percent petition for online voting are in § 718.128, added for condominiums in 2025, and have no Chapter 719 counterpart. What Chapter 719 does have, from the 2024 amendment to § 719.129, is that an owner voting through an approved online system counts toward the quorum.
Is our financial report due in 120 or 180 days?
120 days after the end of the fiscal year, under § 719.104(4). The extension to 180 days was a 2025 condominium change at § 718.111(13). HB 913 amended four Chapter 719 sections, and § 719.104's report deadline was not one of the things it changed.
Why does a change to condominium arbitration affect us?
Because § 719.1255 incorporates § 718.1255 by reference rather than setting out its own dispute resolution regime. Every amendment to the condominium section flows through to cooperatives automatically, which means a year with no Chapter 719 amendment can still be a year your dispute procedure changed.
Contact Hamilton Mikes
Hamilton Mikes advises Southwest Florida cooperative boards on Chapter 719 compliance, structural reserve obligations and governing document review, and on the recurring question of whether a condominium rule reaches a cooperative at all. Call 239-594-7227 or visit our Regulatory Compliance page.
Statutes and authorities referenced
- § 719.103, Fla. Stat. (definitions; an interest in a unit is an interest in real property; SIRS defined by reference to § 719.106(1)(k))
- § 719.104, Fla. Stat. (access to units; records; financial reports; assessments; financial report delivery within 120 days at (4); investments at (13))
- § 719.106(1)(d)1.b., Fla. Stat. (director certification or approved course)
- § 719.106(1)(j), Fla. Stat. (budgets and reserves; emergency pause at 2.d.; funding sources at 3.)
- § 719.106(1)(k), Fla. Stat. (structural integrity reserve study; December 31, 2024 deadline at 7.; milestone delay at 8.-9.; affidavit at 10.; 45-day duties at 11.-12.)
- § 719.108, Fla. Stat. (rents and assessments; liability, lien and priority; collection)
- § 719.1255, Fla. Stat. (alternative dispute resolution, incorporating § 718.1255)
- § 719.128, Fla. Stat. (emergency powers)
- § 719.129, Fla. Stat. (online voting; electronic votes count toward quorum)
- § 719.501(3), Fla. Stat. (Division online account, October 1, 2025)
- § 719.503, Fla. Stat. (resale disclosure, including flood disclosure added in 2025)
- § 553.899, Fla. Stat. (milestone inspections; buildings three habitable stories or more)
- Chapter 617, Fla. Stat. (Not For Profit Corporation Act, rewritten by Ch. 2026-168)
- Session laws: Ch. 2021-91 (CS/CS/SB 56); Ch. 2021-99 (CS/CS/SB 630); Ch. 2021-135 (CS/CS/SB 1966); Ch. 2022-269 (SB 4-D); Ch. 2023-8; Ch. 2023-203 (CS/CS/SB 154); Ch. 2024-244 (CS/CS/HB 1021); Ch. 2025-166 (CS/CS/SB 948); Ch. 2025-175 (CS/CS/HB 913); Ch. 2026-14 (SB 104); Ch. 2026-168 (CS/CS/HB 797)