This page is current through the 2026 regular session and states the law as of July 1, 2026. The honest answer for condominium boards this year is that the 2026 session did almost nothing to Chapter 718. The omnibus bill died in the Senate. What your board actually has to do in 2026 comes from HB 913 in 2025 and HB 1021 in 2024, and several of those deadlines are still running.
The 2026 session: what passed and what died
No bill amending Chapter 718 as a governance matter was enacted in the 2026 regular session. That is the whole headline. A board that brought itself into compliance with the 2025 changes has nothing new to adopt, amend or file because of 2026.
Four 2026 chapter laws touch condominium associations, and only one of them changes anything a board does:
- Ch. 2026-168 (CS/CS/HB 797), effective July 1, 2026. A full rewrite of Chapter 617, the Florida Not For Profit Corporation Act, on the model act. Your association is a not for profit corporation, so Chapter 617 supplies the corporate rules that Chapter 718 does not: officers, records of corporate action, director liability, indemnification. The same act made conforming amendments to § 718.111 and to the director conflict of interest section at § 718.3027, both of which now carry a 2026 citation in their history lines.
- Ch. 2026-14 (SB 104), effective May 12, 2026. The reviser's bill. It touched §§ 718.111, 718.112 and 718.501 and changed nothing substantive. This matters only because it puts a 2026 chapter law in the history line of the three sections boards read most.
- Ch. 2026-63 (CS/CS/HB 803), effective July 1, 2026. Building permits and inspections. Its association provision added § 720.3035(1)(c), which sits in the homeowners association chapter and does not reach a condominium.
- Ch. 2026-150 (SB 1028). Citizens Property Insurance and a commercial residential clearinghouse. It affects the market your association buys its master policy in. It is not an amendment to Chapter 718.
Three bills that died are worth knowing by name, because owners and managers still ask about them:
| Bill | What it would have done | What happened |
|---|---|---|
| CS/CS/CS/CS/HB 657 | Community association omnibus: HOA termination and dissolution, governing document requirements, conflict disclosure, electronic ballots, turnover inspection procedures, a community association court program, presuit dispute changes | Passed the House 108 to 2 on March 5, 2026; died in Senate Rules on March 13, 2026 |
| CS/SB 1498 | Records violations, electronic voting, developer turnover inspection | Died in Senate Appropriations on March 13, 2026 |
| SB 652 | Mobile home park owner obligations and local code authority | Died in Regulated Industries on March 13, 2026 |
A bill that passes one chamber by 108 to 2 and dies in the other chamber's Rules committee is the kind of bill that comes back. Treat HB 657 as a preview of the 2027 session rather than as law.
What HB 913 (2025) still requires of your board
Chapter 2025-175, the 2025 omnibus, is the live body of law for condominiums. It took effect July 1, 2025, except for the Division online account provisions, which took effect October 1, 2025. These are the provisions boards are still working through in 2026.
Reserves. The threshold for a reserve item is $25,000, or the Division's inflation adjusted amount if that is greater, under § 718.112(2)(f)2.a. A waiver requires a majority of the total voting interests and is restricted for associations required to have a structural integrity reserve study. Two funding tools sit at § 718.112(2)(f)2.c.: the association may use a line of credit or a loan for milestone and study driven capital work. And § 718.112(2)(f)2.e. lets an association that has completed a milestone inspection pause or reduce reserve contributions for no more than two consecutive annual budgets on a majority of the total voting interests, but only for a budget adopted on or before December 31, 2028. Our guide to reserve funding requirements walks through how the vote is taken.
Structural integrity reserve studies. An association under owner control that existed on or before July 1, 2022 was required to complete a study by December 31, 2025, and the statute says a study may in no event be completed after December 31, 2026. § 718.112(2)(g)7. An association that has completed a milestone inspection may delay the study for no more than the two consecutive budget years following it. § 718.112(2)(g)9. After the study comes in, an officer or director signs an affidavit acknowledging receipt, and two separate 45 day duties run from receipt: distribution to owners and a statement to the Division. Our page on the structural integrity reserve study sets out the component list.
Meetings and voting. A board or committee member participating by telephone or real time video counts toward a quorum and may vote as if physically present, under § 718.112(2)(b)5. Notice of a video conference board meeting must carry the hyperlink, a conference telephone number and the physical location. An annual or owner meeting held by video conference is different: a quorum of the board must be physically present, and the meeting must be recorded and the recording kept as an official record, under § 718.112(2)(d)2. Section 718.128 adds that electronic votes count toward quorum, that a petition by 25 percent of the voting interests obliges the board to meet within 21 days to consider online voting, and that an owner may e-mail a ballot to an address the association designates.
Reporting and the Division. The year end financial report must be prepared within 90 days of fiscal year end and delivered within 21 days of completion and no later than 180 days, under § 718.111(13). Condominium associations must create and maintain an online account with the Division under § 718.501(3). A budget requiring assessments above 115 percent of the prior year now triggers a board duty to adopt a simultaneous substitute budget excluding discretionary spending, under § 718.112(2)(e)2.a., rather than waiting for an owner petition. Resale rescission for a non developer sale is 7 days.
What HB 1021 (2024) still requires
Chapter 2024-244 is two years old and still the source of the obligations boards fail most often.
- Director education. Section 718.112(2)(d)5.b. requires both the written certification and the approved course. Chapter 718 no longer allows a director to satisfy the requirement by certification alone. See our page on director certification.
- Website or mobile app posting. An association operating a condominium with 25 or more units, not containing timeshare units, must post the enumerated records at § 718.111(12)(g)2. within 30 days of receiving or creating them.
- Criminal penalties for records offenses. Refusal to provide access, destruction of records in furtherance of an offense and falsification of records carry criminal exposure for the individual, not just the association. Our guide to official records requirements covers the response deadline and the exemption list.
- Conflict of interest disclosure under § 718.3027, as conformed by the 2026 Chapter 617 rewrite.
One correction worth making on any board policy written before 2025: community association manager conflicts of interest are governed by § 468.4335, not by § 718.3027. That section also requires a manager soliciting bids on the association's behalf to obtain multiple bids above $2,500, and a violation makes the management contract voidable with no termination fee.
The dates that actually fall in 2026 and 2027
This is the part of the page to put in front of the board at the next meeting.
| Date | What it is | Authority |
|---|---|---|
| December 31, 2026 | Outside date. A structural integrity reserve study may in no event be completed after this date. | § 718.112(2)(g)7. |
| December 31, 2028 | Last budget adoption date for which the two year reserve pause after a milestone inspection is available. | § 718.112(2)(f)2.e. |
| 45 days from receipt of the study | Distribute the study to owners, and separately file a statement with the Division. | § 718.112(2)(g)11., 12. |
| 365 days from a phase two report | Phase two repairs must commence. | § 553.899 |
| 90 days from election or appointment | Director certification and approved course. | § 718.112(2)(d)5.b. |
| 30 days from receipt or creation | Post the record to the association website or app, if 25 or more units. | § 718.111(12)(g)2. |
| 180 days after fiscal year end | Outside date to deliver the year end financial report. | § 718.111(13) |
Milestone inspection timing itself is in § 553.899, not in Chapter 718. A building three habitable stories or more must have its first inspection by December 31 of the year it turns 30, and every 10 years after, and a local enforcement agency may require 25 years for coastal exposure. Our page on milestone inspection requirements explains the phase one and phase two sequence.
Citations that moved, and forms that are now wrong
Every session since 2021 has inserted or renumbered subparagraphs inside § 718.112. The rule often survives while its address changes, which is exactly the situation that produces a defective notice.
- Director education is § 718.112(2)(d)5.b. in the 2025 and 2026 editions. It was (2)(d)4.b. in 2024.
- The election machinery, the 60, 40, 35 and 14 day sequence, is § 718.112(2)(d)5.a., the same subparagraph. The inner and outer envelope procedure is not in the statute at all; it is Fla. Admin. Code R. 61B-23.0021.
- Recall is § 718.112(2)(l).
- Transfer fees moved from (2)(i) to § 718.112(2)(k).
- In § 718.121 a new subsection on invoice delivery pushed the collection notices down. The 30 day Notice of Late Assessment is now (5) and the 45 day Notice of Intent to Record a Claim of Lien is now (6). Most form letters still in circulation cite (4) and (5).
- Insurance deductibles are § 718.111(11)(c), reconstruction allocation is (11)(j), and the replacement cost appraisal cycle is (11)(a).
If your collection letters, election notices or certification forms were drafted before July 1, 2025, assume the citations need checking. The text of Chapter 718 is published free by the Legislature at leg.state.fl.us, and flsenate.gov keeps each annual edition separately so you can compare years.
How to use this page between sessions
The Florida Legislature meets in regular session in the first part of each year, and community association bills that pass are usually effective July 1. That gives a board a predictable annual rhythm.
- In March, when session ends, find out what passed rather than what was filed. Most filed bills die, and a bill that passed one chamber is not law.
- In June, before the July 1 effective date, review the association's notice templates, collection letters, certification forms and website posting list against the new text.
- In the fall, when the budget is being built, check the reserve and study provisions again, because those are where the dollar thresholds and the sunset dates sit.
- At every annual meeting, confirm that each director's certification and course completion is on file and retained.
This page is rewritten each year after session ends. The rest of the legislative updates section breaks the same material down by subject for boards that need only one piece of it.
Frequently Asked Questions About Florida Condominium Law Changes
Did Florida pass a new condominium law in 2026?
Not as a governance matter. No bill amending Chapter 718's operating rules was enacted in the 2026 regular session. The 2026 chapter laws that touch condominium associations are the Chapter 617 rewrite in Ch. 2026-168, the reviser's bill in Ch. 2026-14, and the Citizens insurance act in Ch. 2026-150. None of them changes how your board runs a meeting, keeps records or funds reserves.
What happened to HB 657?
It passed the House 108 to 2 on March 5, 2026 and died in the Senate Rules committee on March 13, 2026. Nothing in it is law. It contained HOA termination and dissolution provisions, governing document requirements, conflict disclosure changes and a proposed community association court program. Because it cleared one chamber so decisively, a version of it is likely to return in a later session.
Is the December 31, 2025 SIRS deadline still meaningful now that it has passed?
Yes. Section 718.112(2)(g)7. set December 31, 2025 as the completion date for associations under owner control that existed on or before July 1, 2022, and also says a study may in no event be completed after December 31, 2026. An association that missed the first date should be treating the second as a hard stop and should talk to counsel about the exposure in the interval.
Does the Chapter 617 rewrite mean we have to amend our articles and bylaws?
Not automatically. Chapter 2026-168 rewrote the Not For Profit Corporation Act effective July 1, 2026, and your association is subject to it as a corporation. Whether any particular article or bylaw provision is now inconsistent is a document by document question. It is worth a review at the next scheduled amendment rather than an emergency one.
Our management company says the financial report is due in 120 days. Which is right?
For a condominium, 180 days is the outside date under § 718.111(13), with preparation within 90 days of fiscal year end and delivery within 21 days of completion. The 120 day figure is correct for homeowners associations under § 720.303(7) and cooperatives under § 719.104(4). A manager who handles all three portfolios can easily apply the wrong one.
How often should we re-check our forms against the statute?
Once a year, in June, before the July 1 effective date. Chapter 718 was amended in every session from 2021 through 2025. Even in a quiet year like 2026, the exercise takes an afternoon and catches citation errors introduced by earlier renumbering, which is the most common defect we see in notices and collection letters.
Contact Hamilton Mikes
Hamilton Mikes reviews condominium governing documents, board policies, notice templates and collection forms against the current statute, and advises Southwest Florida boards on reserve, study and milestone compliance as the deadlines come due. Call 239-594-7227 or visit our Regulatory Compliance page.
Statutes and authorities referenced
- § 718.111(12)(g)2., Fla. Stat. (website and app posting; 25 or more units; 30 days)
- § 718.111(13), Fla. Stat. (financial reporting; 90 days, 21 days, 180 days)
- § 718.112(2)(b)5., Fla. Stat. (telephone and video participation; quorum and voting)
- § 718.112(2)(d)2., Fla. Stat. (annual meeting by video conference; board quorum present; recording)
- § 718.112(2)(d)5.a., Fla. Stat. (election notice sequence)
- § 718.112(2)(d)5.b., Fla. Stat. (director certification and education)
- § 718.112(2)(e)2.a., Fla. Stat. (115 percent substitute budget as a board duty)
- § 718.112(2)(f)2.a., c., e., Fla. Stat. (reserve threshold; line of credit or loan; reserve pause through budgets adopted on or before December 31, 2028)
- § 718.112(2)(g)7., 9., 10., 11., 12., Fla. Stat. (SIRS deadlines, milestone delay, affidavit, 45 day duties)
- § 718.112(2)(k), Fla. Stat. (transfer fees)
- § 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; 25 percent petition; 21 days; e-mail ballot)
- § 718.3027, Fla. Stat. (director conflicts of interest)
- § 718.501(3), Fla. Stat. (Division online account)
- § 468.4335, Fla. Stat. (manager conflicts of interest; multiple bids above $2,500)
- § 553.899, Fla. Stat. (milestone inspections)
- Fla. Admin. Code R. 61B-23.0021 (election ballot envelope procedure)
- Session laws: Ch. 2024-244 (HB 1021); Ch. 2025-175 (CS/CS/HB 913); Ch. 2026-14 (SB 104, reviser's bill); Ch. 2026-63 (CS/CS/HB 803); Ch. 2026-150 (SB 1028); Ch. 2026-168 (CS/CS/HB 797)