Understanding Florida’s New Condo Regulations: What Miami Owners and Buyers Need to Know

New Rules, New Responsibilities for Florida Condos

Florida’s condo market is evolving fast — not just in value and design, but also in safety and structural standards. Following recent legislation and updates to the state building codes, milestone inspections and structural integrity reserve studies (SIRS) are now mandatory for multi-story condominium buildings across Miami-Dade and Broward counties.

To help owners and associations stay compliant, the MIAMI Association of REALTORS® has outlined new statewide standards that every Miami condo owner, investor, or buyer should understand.

Milestone Inspections: Safety First

Milestone inspections are structural reviews performed by a licensed architect or engineer to confirm the safety and stability of a building’s primary structural elements. These inspections apply to all condominium and cooperative buildings three stories or taller.

Miami-Dade County

Miami-Dade has had a building recertification program since 1975. As of June 2022, the program was updated to align with new state requirements.

• Buildings built before 1982 follow the traditional 40-year recertification schedule.

• Coastal condos built between 1983 and 1997 within three miles of the coastline must recertify by December 31, 2024, and every 10 years thereafter.

• Newer buildings (after 1998) begin recertification after 25 or 30 years, depending on proximity to the coast.

Broward County

In May 2023, Broward revised its Building Safety Inspection Program, lowering the first inspection from 40 years to 25 years, with follow-ups every decade. This update aligns with state laws designed to enhance safety and ensure consistent maintenance.

Structural Integrity Reserve Studies (SIRS)

The SIRS program ensures that condominium associations maintain sufficient reserve funds for long-term structural repairs and major maintenance projects.

As of February 2025, Miami-Dade County’s SIRS compliance rate stands at 47.6%. Associations originally had until December 31, 2024, to complete their reserve studies, but House Bill 913 extended the deadline to December 31, 2025.

Failure to comply is considered a breach of fiduciary duty for condo board members and may result in legal action. Associations can face penalties or delays in securing financing if their reserve funds or structural assessments are incomplete.

Condo Financing & Reserve Planning

Properly planning reserve funds has become critical for both associations and investors. Lenders such as Fannie Mae and Freddie Mac now require detailed structural and reserve documentation before approving condo loans, adding another layer of financial accountability.

For buyers, this means carefully reviewing a building’s reserve study and financial stability before closing. For associations, it’s a wake-up call to strengthen long-term capital planning.

Miami-Dade HOA & Assessment Assistance

Miami-Dade County now provides support programs to help owners cover special assessments tied to building safety upgrades. Additionally, the county maintains a centralized HOA registry that tracks associations, board members, and compliance records — helping residents and buyers verify the status of any building before purchasing.

What It Means for Miami Buyers and Investors

As structural and financial compliance becomes the new standard, well-managed condo communities will stand out for safety, stability, and long-term value.

For buyers, these changes mean greater confidence in a property’s condition and financial health. For investors, it signals an opportunity — as stricter regulation and transparency increase the desirability of buildings that meet these new standards.

At Miami Realty Solution Group, we track how these changes influence property values, HOA dues, and buyer financing across Brickell, Downtown, Edgewater, and Miami Beach. With the right guidance, these new laws can help owners and investors make smarter, safer real estate decisions.

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