Inspection Deadline for Florida Condominiums Fast Approaching

The deadline for condominium inspections across the state of Florida is rapidly approaching, following reform laws passed after the tragic collapse of the Champlain Towers South condo building in Surfside, Florida, in 2021. These laws require structural examinations and mandate that associations build their reserve funds for maintenance and repairs.

After the collapse of Champlain Towers South, lawmakers introduced new regulations for condo buildings. One of these regulations requires most condo buildings to undergo a visual structural inspection by December 31.

Florida law mandates that condo associations existing on or before July 1, 2022, complete a structural integrity reserve study by December 31, 2024. This study involves a visual inspection of common elements to determine the reserve funds needed for future major repairs and replacements.

This requirement is separate from a milestone inspection, which is only necessary for buildings that are three or more stories high and reach 30 years of age. The deadline for the milestone inspection depends on the building’s age, as outlined in the 2024 Florida Statutes. It must be performed by December 31 of the year the building turns 30 and every 10 years thereafter. If a building was 30 years old before July 1, 2022, the initial inspection is due by December 31, 2024. If a building turns 30 between July 1, 2022, and December 31, 2024, the inspection is due by December 31, 2025.

Time is running out for thousands of Florida condominiums that still need a structural inspection before the end of the year.

Republican Sen. Jennifer Bradley, a leading lawmaker on condo reforms, spoke on “The Florida Roundup” about the deadline. She mentioned that the bill includes provisions to help condominiums comply with Florida law even if they cannot complete the inspection by the December 31 deadline.

“The bill provides that if you are in contract with an engineer or an engineering firm to get your milestone inspection and can’t complete it in time due to a shortage of engineers or backlog, you can satisfy the requirement by being under contract and making a good faith effort to get it done into next year,” Bradley said.

The 2021 reforms are also being blamed for rising monthly costs for condo owners, as associations that historically did not save much for maintenance and repairs are now required to build reserves. This means condo owners may face increased monthly expenses to help build these reserves.

Tara Stone, CEO of Stone Building Solutions, noted that years of neglected maintenance have led to failed inspections and higher costs for condo owners. “That lack of maintenance isn’t because people don’t want to do the repairs. It’s always that there’s not enough money in the bank to do repairs,” she said.

Stone added that many condo owners are now seeing exorbitant monthly assessment fees. Despite complaints, Bradley explained that the majority of cost increases over the past few years are due to rising insurance premiums. “Insurance premiums for condo associations have doubled since 2022. If you can’t keep your building in good physical health, you’re not going to be insurable,” she said.

Bradley emphasized that these reforms will ultimately stabilize the condo market. She advised potential condo owners to insist on seeing inspection and reserve information before making a purchase. “I want to see the milestone inspection. I want to look under the hood. I want to see what the reserves are and what the reserve study shows,” she said.

Earlier this month, senators and experts gathered to address the Florida condo crisis, warning that there is no silver bullet for rising costs and that deadlines are unlikely to be extended. Bradley mentioned that condo reforms will likely be a topic of discussion during the upcoming 2025 Legislative Session.

Stone stressed the importance of condo owners being involved in their association’s board and community. “The board members and their decisions greatly affect the pocketbooks of every unit owner,” she said. While catastrophes like Surfside are outliers, many aging buildings remain a concern.

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