1. Background: The Push for Reform
2. Overview of HB 913
   • Structural Safety and Inspections
   • Financial Relief and Flexibility
   • Insurance Requirements and Restrictions
   • Governance and Transparency
   • Community Association Manager (CAM) Regulation
   • Hurricane Protection and Maintenance
3. Key Provisions and Changes
4. Compliance Timeline: What Happens and When
5. Action Plan for Association Boards
6. Engineering and CAM Considerations
7. Risks of Non-Compliance
8. Conclusion: Building Safer Communities Together

Background: The Push for Reform

Florida condominium associations are now staring down a non-negotiable deadline: by December 31, 2025, all buildings three stories or taller must complete their milestone structural inspections and Structural Integrity Reserve Studies (SIRS)—no exceptions, no delays.

House Bill 913, signed into law in June 2025, extends the original SIRS deadline by one year, but replaces flexibility with firm consequences. Associations that miss the deadline will face insurance ineligibility, potential occupancy restrictions, and legal exposure for their board members.

This article explains exactly what HB 913 demands, what’s changed from previous legislation, and how your association can stay compliant—on time, and with confidence.

Overview of HB 913

Signed into law: June 24, 2025
Effective date: July 1, 2025

HB 913 updates Florida Statutes to:

• Require earlier and recurring structural inspections
• Mandate structural integrity reserve studies (SIRS)
• Strengthen transparency obligations for condominium boards
• Empower local jurisdictions to act faster on violations

The law targets buildings three stories or more, especially in coastal zones or those nearing 30 years of age.

Key Provisions and Their Impact

1. Structural Safety and Inspections

• Milestone Inspections: HB 913 clarifies that milestone inspections and Structural Integrity Reserve Studies (SIRS) apply to buildings with three or more habitable stories.
• Inspection Deadlines: Deadline for completing SIRS is extended to December 31, 2025 for unit owner-controlled associations.
• Repair Timelines: Repairs from Phase Two Milestone Inspections must begin within 365 days.
• Exemptions: Four-family dwellings with three or fewer habitable stories are exempt from SIRS.
• Enhanced SIRS Content: SIRS must include a baseline funding plan (reserves must never fall below zero) and must distinguish between required and optional items.

Bar chart showing lifespan estimates of components (roof, load-bearing walls, etc.) used in a SIRS.

2. Financial Relief and Flexibility

• Reserve Funding Pause: Associations may suspend reserve funding for up to two years following a milestone inspection to redirect funds toward urgent repairs.
• Funding Options: Use of loans or credit lines is permitted with a majority vote of unit owners.
• Increased Thresholds: Repairs under $25,000 are excluded from SIRS, focusing attention on major repairs (up from $10,000).

3. Insurance Requirements and Restrictions

• Citizens Insurance Eligibility: Associations not in compliance with HB 913 are ineligible for state-backed Citizens Insurance policies.
• Mandatory Insurance: Associations must maintain property insurance, with replacement value determined by independent appraisal at least once every three years.

4. Governance and Transparency

• Electronic Voting: If 25% of voting interests petition for it, boards must implement electronic voting.
• Board Meetings: Must be held quarterly and include time for owner questions on repairs and financials.
• Recall Procedures: Streamlined for clarity and due process.
• Condo Termination: Procedures simplified for non-residential condominiums and vertical subdivisions.
• Online Reporting: Associations must annually update contact, board, and unit data via a state-run portal.

5. Community Association Manager (CAM) Regulation

• License Restrictions: CAMs with revoked licenses are barred from industry work for 10 years.
• Online DBPR Account: CAMs must keep a current profile with the Florida Department of Business and Professional Regulation.
• Contract and Meeting Requirements: Management contracts must confirm adherence to professional standards; CAMs must attend at least one board meeting in person annually.

6. Hurricane Protection and Maintenance

• Responsibility Clarified: Unless stated otherwise in the governing documents, unit owners aren’t liable for removing or reinstalling hurricane protection during required association work.
• Special Assessments and Loans: Boards are empowered to issue assessments and secure loans even if governing documents state otherwise, ensuring no delay in emergency maintenance.

Compliance Timeline: What Happens and When

Action Plan for Association Boards

1. Confirm Your Building’s Age
2. Hire Qualified Inspectors (structural engineers or architects)
3. Schedule Milestone Inspections in Advance
4. Update and Fund Reserve Studies
5. Communicate Regularly with Owners
6. Archive Documents for 15+ Years

Engineering and CAM Considerations

• Licensed Engineers must report dangerous conditions within 24 hours.
• Community Association Managers (CAMs) are responsible for maintaining compliance records and posting updates to websites.
• All Professionals must use BORA-approved inspection forms and photographic documentation.

Tip: Focus your evaluations on high-moisture zones and external load-bearing members in coastal buildings.

Risks of Non-Compliance

• Fines and Legal Action from local enforcement
• Ineligibility for Insurance Renewals
• Fiduciary Liability for Board Members
• Uninhabitable Building Declarations by city officials

If conditions are deemed unsafe and go unaddressed, occupancy may be revoked, forcing full evacuations.

Building Safer Communities Together

HB 913 is more than a legal update; it’s a safety imperative. As Florida continues to confront the realities of coastal exposure, aging infrastructure, and population growth, proactive maintenance is non-negotiable. Condominium boards, engineers, and CAMs must collaborate now to prepare for the enforcement phase.

The Milestone Inspection Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections HB-913 and the legal obligations milestone inspections entail.]

The post Florida HB 913 and Condominium Safety in 2025: What Every Association Needs to Know appeared first on Florida Engineering LLC.

1. The 400 A Threshold: Code & Risk Basis

• Florida Building Code / SB 4-D Recertification
  Senate Bill 4-D (2022) and Florida’s recertification regs require a detailed structural and life-safety inspection every 10 years (25 years at or near the coast) for buildings three stories or taller. Section 9.4(f) of our standard agreement (and many jurisdictions’ local amendments) explicitly adds infrared thermography for any building whose electrical service exceeds 400 A.
• Why 400 A?
  1. Higher fault current potential: Larger services carry more current, so any loose lug or overloaded conductor can heat up dramatically.
  2. Fire hazard: Temperature rises in large feeders or breakers can ignite insulation or bus insulation if left undetected.
  3. Safety: Owners and inspectors need non-contact methods to verify tight connections before failures occur.

2. What an IR Inspection Must Cover

A compliant infrared scan isn’t just “point and shoot.” Your report needs to document:

1. Main Service Disconnect & Metering
   • Scan all phases of the service entrance cable terminations and meter lugs.
2. Bus Bars & Panel Connections
   • Inspect bus‐to‐panelboard connections, including any sub-feed lugs or isolators.
3. Branch-Circuit Breakers
   • Check every breaker—single and multi-pole—at load and neutral connections.
4. Feeder Cables & Splices
   • Any mid-run splice or junction box on feeders >400 A must be imaged.
5. Switchgear and Motor Control Centers (if present)
   • Include door‐mounted breakers, draw-out units, and any load-side connections.
6. Load Imbalance & Harmonics
   • Identify unusually hot phases that may signal an imbalance or harmonic overheating.

For each item, the report should:

• Record ambient temperature, emissivity settings, and distance to target.
• Provide a clear thermal image with crosshairs on the hot spot and a visible‐light overlay or separate photo.
• List measured temperatures and calculated temperature rise above ambient.
• Offer recommendations (lug tightening, load balancing, further electrical evaluation).

3. Case Study: A 400 A Panelboard Scan

Figure	Description
1. Visible Photograph	Shows the building’s main service lugs feeding the meter bank (400 A service).
2. Split Visible/Thermal	Right half shows the FLIR overlay—only one Right half FLIR overlay highlighting the hottest lug at 89.2 °F (ambient ~77.5 °F).
3. Full Thermal Scan	Peak of 89.2 °F on the service lug—demonstrates the kind of hot‐spot you must document when >400 A.

Interpretation:

• Under normal loading you really shouldn’t see those service conductors running much hotter than the surrounding air. Here’s the quick guide:
• Relative (delta-T) guideline
  • Ideal: < 10 °F rise over adjacent metal or conductors.
  • Acceptable under full load: up to ~15–20 °F rise.
  • Anything over ~20 °F should trigger immediate investigation and corrective action.
• Absolute temperature limit
• Conductors are typically THHN/THWN rated for 75 °C (167 °F) or 90 °C (194 °F).
• In practice, you’ll almost never see anywhere near those upper limits on a service entrance—IR scans on a 400 A entrance will usually show absolute temps in the 80–120 °F range (depending on load and ambient).

4. Why You Can’t Skip It

• Non-Invasive & Fast: IR scans take minutes per panel but reveal problems invisible to the eye.
• Code Compliance: Jurisdictions across Florida (e.g., Miami-Dade, Broward, Palm Beach) will reject recertification without the thermography report when >400 A.
• Peace of Mind: Building owners, property managers, and insurance carriers all value the extra layer of electrical safety.

5. Next Steps for Your Recertification

1. Schedule your IR thermography with a Florida-licensed engineer or certified infrared specialist.
2. Review the full report: tighten any loose lugs, rebalance loads, and repair any hot splices.
3. Submit the complete documentation—including thermal images, temperature logs, and repair recommendations—to the local building official along with your other recertification items.

By integrating infrared thermography at the 400 A trigger, you not only satisfy Florida’s recert requirements—you also proactively safeguard your electrical system against hidden heat‐related failures.

Florida Engineering LLC is a Florida-licensed structural and electrical inspection firm. We handle thermography inspections for all recertifications requiring >400 A service.

The post Why Thermal Inspections Are Required for 400A Electrical Services in Florida Recertifications appeared first on Florida Engineering LLC.

Table of Contents

1. Overview of SB 4-D
2. Initial Building Reporting: What Was Due by January 2023
3. Milestone Structural Inspections: Deadlines & Process
4. Structural Integrity Reserve Studies (SIRS)
5. Annual Reserve Reporting to Unit Owners
6. Summary Table: SB 4-D Reporting Requirements
7. Enforcement, Penalties & Fiduciary Duties
8. Key Takeaways for 2025 and Beyond
9. Conclusion: Stay Compliant with Florida Engineering LLC

1. Overview of SB 4-D

Enacted in 2022 following the Surfside tragedy, SB 4-D mandates robust inspection and reserve protocols for buildings three stories or more in height. The law targets the structural integrity and long-term financial planning of condominiums and cooperatives, ushering in mandatory inspections, reserve studies, and public disclosures.

2. Initial Building Reporting: What Was Due by January 2023

By January 1, 2023, all qualifying condominium associations existing before July 1, 2022, were required to report the following to the Division of Florida Condominiums, Timeshares, and Mobile Homes:

• Number of buildings three stories or higher
• Total number of units in these buildings
• Building addresses
• County locations

Submission Methods: Email, postal service, commercial delivery, or hand delivery using a state-provided form.

Public Access: This data is now available in a searchable public database hosted by the Division.

3. Milestone Structural Inspections: Deadlines & Process

Who Must Comply?

Condo and cooperative buildings three stories or more in height.

When Are Inspections Required?

• At 30 years of age, unless within 3 miles of the coast, in which case 25 years
• Every 10 years thereafter
• Buildings with COs issued before July 1, 1992, must inspect by December 31, 2024 (or possibly 2025 per SB 154)

What’s the Process?

• Phase One: Visual structural examination by a Florida-licensed architect or engineer
• Phase Two: Triggered if Phase One reveals structural concerns; may involve invasive testing

Reporting Requirements:

• Must be signed and sealed
• Shared with the association, local officials, and kept on file 15 years
• Must be accessible to tenants and prospective buyers

4. Structural Integrity Reserve Studies (SIRS)

Frequency:

• Every 10 years

Scope:

• Visual inspection of key structural components: roof, load-bearing walls, foundation, plumbing, fire systems, etc.
• Estimates remaining life and repair/replacement costs

Who Can Perform It?

• Visual inspection: Must be by a licensed engineer or architect
• Other elements can be handled by certified reserve specialists

Key Financial Mandates:

• Reserve funding based on SIRS findings is mandatory
• After December 31, 2024, no waivers or partial funding for structural component reserves are allowed

5. Annual Reserve Reporting to Unit Owners

Condominium boards are required to issue an annual report summarizing:

• Current reserve balances
• Status of required milestone inspections and SIRS
• Any planned or ongoing repairs

This report ensures transparency and keeps all unit owners informed.

6. Summary Table: SB 4-D Reporting Requirements

7. Enforcement, Penalties & Fiduciary Duties

Failure to comply with SB 4-D reporting can lead to:

• Fines and penalties
• Legal action by unit owners
• Loss of occupancy certification

Fiduciary Duty: Board members are legally obligated to complete these reports. Non-compliance may be considered a breach of fiduciary responsibility, exposing them to personal liability.

8. Key Takeaways for 2025 and Beyond

• Start Early: Inspection and reserve timelines are firm and time intensive.
• Stay Updated: Legislative amendments (like SB 154) can modify requirements.
• Be Transparent: Share reports with owners and document compliance actions.
• Use Professionals: Always engage licensed experts for inspections and SIRS.

9. Conclusion: Stay Compliant with Florida Engineering LLC

Understanding and implementing SB 4-D’s building reporting requirements is no longer optional, it’s the law. Florida Engineering LLC is your trusted partner for structural inspections, reserve studies, and compliance reporting. Our team ensures your building meets every deadline and standard, protecting both your residents and your board.

Contact Florida Engineering LLC today for a consultation and ensure your building’s safety and compliance for years to come.

The post Senate Bill 4-D (SB 4-D) Building Reporting Requirements in 2025: What Florida Condo Boards Must Know appeared first on Florida Engineering LLC.

Whether you’re representing the buyer or seller, this updated checklist and inspection guide powered by Florida Engineering LLC, the state’s #1 choice for property inspections will help you stay on track.

Table of Contents

1. Association Approval
2. Right of First Refusal
3. Fees, Assessments & Litigation
4. Fire Sprinkler Retrofit Disclosure
5. Mandatory Non-Developer Disclosures
6. Document Delivery Timeline
7. Common Elements & Parking Clarifications
8. Unit vs. Common Area Repairs
9. Structural Safety Laws: Milestone & Reserve Studies
10. Buyer Voidability Rights
11. Units in Larger Buildings
12. How Florida Engineering Supports Your Sale

Association Approval

Confirm whether the condo association must approve the buyer. If required:

• Approval should be obtained within 5 days (or a different specified period).
• Buyer and seller must promptly cooperate with application submissions.

Right of First Refusal

Some associations reserve the right of first refusal, allowing them or members to purchase the unit before an outside buyer.

• The contract is contingent on this right being declined in writing within a defined window.
• If exercised, the contract is voided, and buyer’s deposit is refunded.

Fees, Assessments, Prorations & Litigation

Sellers are required to disclose:

• Association dues and assessments
• Recreation area rents (if applicable)
• Any pending or ongoing litigation
• Responsibility for upcoming special assessments (buyer or seller) must be clearly assigned.
• Buyers should reimburse any prepaid fees.

Fire Sprinkler Retrofit Disclosure

Florida law requires disclosure if the association has opted out of a fire sprinkler retrofit.

• A written notice of this vote must be provided before closing.

Non-Developer Mandatory Disclosures

Buyers must receive:

• Declaration of Condominium
• Articles of Incorporation
• Bylaws
• Association Rules
• Latest Annual Budget
• Financial Statements
• FAQ Document

Buyers then have a 3-business-day window (excluding weekends/holidays) to cancel the contract.

Buyer Document Requests & Receipt Acknowledgement

Buyers can request the above disclosures in the purchase contract.

• Sellers must provide the documents at their own expense.
• Buyer must confirm receipt by checking the appropriate acknowledgment box.

Common Elements & Parking

Clearly define which common elements and parking spaces are included in the sale to avoid disputes later.

Inspections & Repairs

Sellers are only responsible for the individual unit, not common elements or areas unless otherwise stated.

Milestone Inspections & Structural Integrity Reserve Studies

New Florida laws require Milestone Inspections and Structural Integrity Reserve Studies for all condos 3+ stories tall:

Milestone Inspection Requirements

• Conducted at 30 years of age, or 25 years if within 3 miles of the coast
• Repeated every 10 years
• Phase 1: Visual structural inspection
• Phase 2: If deterioration is found, further (possibly destructive) testing is required​​

Structural Integrity Reserve Study (SIRS)

Required by Dec 31, 2024 for eligible condos:

• Determines the cost and timeline for future major structural repairs
• Must be conducted by a licensed engineer or architect
• Associations must maintain full funding for critical repairs (cannot waive or reduce reserves after 2024)

Associations must post reports, mail summaries, and update websites for owner transparency.

Buyer Rights (Voidability Clause)

Buyers can void the contract if required documents or disclosures aren’t provided on time.

• Late receipt allows a 3-business-day closing extension
• All waivers must be in writing

Shared Structures

If the condo unit is part of a larger, multi-owned building:

• Seller must disclose how costs, maintenance, and minimal common areas are shared.

How Florida Engineering LLC Supports Florida Realtors

Florida Engineering LLC is Florida’s #1 choice for fast, accurate, and reliable inspections. Their team includes 25+ experienced local engineers with Master’s degrees and deep knowledge of Florida’s unique environmental conditions.

Services Offered:

Commercial Inspections

• Milestone Inspections
• Structural Integrity Reserve Studies
• Turnover Studies
• Balcony & Roof Inspections
• Building Recertifications
• HUD & Phase-1 Environmental Site Assessments
• Infrared Thermography

Residential Inspections

• Foundation, Wind Mitigation & Fire Safety Inspections
• Unsafe Structure & Disclosure Reports
• ADA Compliance & Exterior Envelope Inspections

Sectors Served

• Residential & Multi-Family
• Retail, Office, Hospitality
• Healthcare, Education, Religious, Industrial

Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
Website: www.FLEng.com
Phone: (941) 391-5980 or 877-FLA-ENGS

Final Thoughts

2025 ushers in a new era of transparency, safety, and accountability in Florida condo sales. Realtors must now function as compliance navigators, ensuring their clients fulfill all disclosure, inspection, and safety requirements.

Partnering with a trusted firm like Florida Engineering LLC ensures a smoother process from pre-listing to post-closing. Fast. Accurate. Reliable.

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post 2025 Florida Condo Sale Compliance Checklist for Realtors: Inspections, Disclosures & Structural Integrity appeared first on Florida Engineering LLC.

Introduction – UPDATED 5/5/2025
Florida’s condominium insurance market is set for major change. On May 2, 2025, the Legislature unanimously approved House Bill 913, and the measure is now headed to Gov. Ron DeSantis for his signature . Alongside stricter penalties for noncompliance, the final bill also adds new deadlines, funding flexibilities, and disclosure requirements aimed at balancing safety with financial relief for condo owners.

Table of Contents

1. The Condo Compliance Crisis
2. HB 913: What It Proposed vs. What Passed
3. Insurance and Financial Consequences
4. New Flexibilities on Inspections, Funding & Repairs
5. What Condo Owners Should Do Next
6. Conclusion: Onward to the Governor’s Desk

1. The Condo Compliance Crisis

Florida’s safety laws overhauled after the June 2021 Surfside collapse have made milestone inspections and Structural Integrity Reserve Studies (SIRS) mandatory for older, taller condo buildings—but compliance remains low.

• Low Submission Rates: Fewer than 40 percent of South Florida’s qualifying condos have filed their milestone-inspection reports, leaving many buildings’ true conditions unknown.
• Rising Risk & Uncertainty: Uninspected structures may harbor hidden deterioration, undermining both safety and market confidence.

These challenges set the stage for HB 913’s tougher enforcement mechanisms.

2. HB 913: What It Proposed vs. What Passed

Original Proposal Highlights

• Bar state-backed Citizens Property Insurance from covering noncompliant associations
• Prevent inspection firms from also designing repairs
• Tie private-insurer eligibility to compliance

Final Bill Compromise
On unanimous passage, HB 913 now also includes:

• Extended Deadline for SIRS: Moves the structural-integrity study deadline from December 31, 2024, to December 31, 2025.
• “Habitable Stories” Threshold Clarification: Applies inspections to buildings with three or more habitable stories (not just ‘stories’) to close loopholes.
• Two-Year Reserve Pause: Allows condo associations to temporarily suspend reserve funding obligations for two years immediately after completing their milestone inspection.
• Funding Flexibility: Enables the use of lines of credit or loans to meet reserve requirements, subject to a majority-owner vote.
• Raised Study Threshold: Increases the deferred-maintenance cost threshold for items requiring inclusion in SIRS from $10,000 to $25,000.
• Disclosure Mandates: Requires architects, engineers, and contractors bidding on inspections/SIRS to disclose any intent to bid on related repair or replacement work.

These adjustments aim to ease the financial burden while preserving—and even strengthening—inspection integrity.

3. Insurance and Financial Consequences

If HB 913 becomes law:

1. Loss of Citizens Coverage: Associations missing inspections/SIRS still face bar from Citizens Property Insurance, driving them to private markets with higher rates.
2. Sharper Premium Hikes & Assessments: Private insurers may charge steep premiums or decline coverage, forcing condo boards to levy special assessments.
3. Market Impact: Units in noncompliant buildings will likely see reduced buyer interest and declining appraisals, as lenders shy away from uninsured properties.

4. New Flexibilities on Inspections, Funding & Repairs

Beyond penalties, HB 913’s final form grants associations critical breathing room:

• Funding Workarounds: Two-year reserve pause and loan/credit line options help associations manage cash flow spikes.
• Objective Inspections: Disclosure rules and conflict-of-interest bans between inspectors and repair designers keep recommendations unbiased.
• Adjusted Scope: Higher cost thresholds and clarified building-story definitions ensure that reserve studies target the most pressing safety systems.

5. What Condo Owners Should Do Next

With HB 913 now on Gov. DeSantis’s desk, condo boards and unit owners should:

1. Pre-Schedule Inspections & SIRS: Even with the extended deadline, demand will surge—book milestone inspections and reserve studies now.
2. Review Funding Strategies: Evaluate whether a temporary reserve pause, line-of-credit, or loan makes sense for your association.
3. Check Insurance Status: Confirm with Citizens and private carriers that your inspection reports are on file to avoid coverage gaps.
4. Plan for Disclosures: If you’re an engineering or contracting firm, prepare to disclose any future repair-work bids as required.

6. Conclusion: Onward to the Governor’s Desk

HB 913’s unanimous legislative approval marks a pivotal moment for condo safety and finance in Florida. By blending enforcement with new flexibilities—extended deadlines, funding options, and stronger transparency rules—the bill seeks to protect residents without inflicting undue financial strain. Now, all eyes turn to Gov. DeSantis, whose signature will cement these reforms into law and usher in the next era of condominium oversight in Florida.

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post Florida Condo Insurance in 2025: How HB-913 Could Reshape the Industry appeared first on Florida Engineering LLC.

This guide will walk you through the essential requirements for conversion inspections in Florida, the process involved, and the latest regulatory updates affecting condo conversions.

Table of Contents

1. What Is a Conversion Inspection?
2. Why Are Conversion Inspections Important?
3. Florida Laws and Regulations on Condo Conversion Inspections
4. The Conversion Inspection Process: Step-by-Step
5. Common Issues Found During Inspections
6. Who Conducts Conversion Inspections?
7. Compliance and Consequences of Non-Compliance
8. FAQs About Florida Condo Conversion Inspections
9. Conclusion

What Is a Conversion Inspection?

A conversion inspection is a thorough evaluation of an existing building that is being converted into a condominium or cooperative ownership structure. The inspection ensures that the building meets Florida’s safety, structural, electrical, and maintenance standards before units are sold to individual buyers.

Conversion inspections apply to properties transitioning from rental apartments, commercial buildings, or other multi-unit structures into condominiums.

Why Are Conversion Inspections Important?

The primary reasons for requiring a conversion inspection include:

• Ensuring Safety: Florida’s climate, including hurricanes, high humidity, and saltwater exposure, makes structural integrity crucial.
• Preventing Future Costs: Identifying defects early prevents costly repairs after residents move in.
• Protecting Buyers: Potential condo buyers deserve transparency about the condition of their units and shared property.
• Legal Compliance: Florida law mandates that condo conversions follow strict guidelines to avoid legal liabilities.

3. Florida Laws and Regulations on Condo Conversion Inspections

Key Legislation:

• Florida Statutes Section 553.899 (Milestone Inspections)
  • Requires milestone inspections for condo buildings three stories or more once they reach 30 years of age (or 25 years if within three miles of the coastline).
  • Subsequent inspections occur every 10 years.
  • Phase 1 involves a visual structural assessment, and if issues are found, a Phase 2 inspection with more in-depth testing is required.
• Senate Bill 4-D (SB 4-D) & Senate Bill 154 (SB 154)
  • Implemented after the Champlain Towers collapse, these laws require stricter condo inspections and maintenance planning.
  • Mandates structural integrity reserve studies to ensure funds are available for repairs.
  • Expands the responsibilities of condo associations to notify residents of inspection results​​.
• Florida Building Code (Broward County Amendments)
  • Broward County has specific provisions for buildings undergoing conversion inspections, requiring electrical and structural evaluations to ensure safety​.
• Condo Conversion Disclosure Requirements
  • Developers converting properties to condos must provide:
    • A Property Condition Report prepared by a licensed engineer or architect.
    • A Structural Inspection Report outlining any major deficiencies.
    • A Reserve Study estimating future repair and maintenance costs.

The Conversion Inspection Process: Step-by-Step

Step 1: Preliminary Building Assessment

• Conducted by a licensed engineer or architect.
• Evaluates structural soundness, foundation, roofing, walls, plumbing, and electrical systems.

Step 2: Milestone Inspection (If Applicable)

• Required for buildings over 30 years old (or 25 years near the coast).
• Includes visual inspection (Phase 1); if issues are found, testing (Phase 2) follows.

Step 3: Structural Integrity Reserve Study

• Forecasts the cost of future major repairs.
• Determines whether sufficient financial reserves exist.

Step 4: Report Submission

• Findings are compiled into a Conversion Inspection Report.
• Submitted to the local enforcement agency and condo association.

Step 5: Necessary Repairs & Compliance Certification

• Required repairs must be completed before the conversion is finalized.
• The building official certifies compliance before condos can be sold.

Common Issues Found During Inspections

During conversion inspections, professionals often find:

• Cracks in Structural Elements – May indicate settlement or potential instability.
• Electrical System Deficiencies – Aging or non-compliant wiring.
• Roof and Water Damage – Water intrusion can lead to mold and foundation damage.
• Outdated Plumbing Systems – Corroded or leaking pipes.
• Inadequate Fire Protection – Missing or outdated fire suppression systems.
• Poorly Maintained Balconies & Railings – Risk of collapse if not properly maintained.

If these issues are found, developers must repair or retrofit the property before completing the conversion process.

Who Conducts Conversion Inspections?

Only licensed professionals are permitted to conduct conversion inspections, including:

• Structural Engineers – Assess building integrity and materials.
• Licensed Architects – Evaluate overall design compliance.
• Certified Electrical Inspectors – Ensure the safety of wiring and electrical panels.
• General Contractors – May be involved in repair recommendations.

Compliance and Consequences of Non-Compliance

What Happens If a Building Fails a Conversion Inspection?

• Repairs Are Required – Owners must address deficiencies before sales proceed.
• Fines & Legal Penalties – Non-compliance can lead to hefty fines and potential lawsuits.
• Unsafe Building Declaration – If major issues persist, the building may be deemed uninhabitable.

FAQs About Florida Condo Conversion Inspections

Are all condo conversions subject to inspections?

Yes, every building undergoing conversion must be inspected and certified as safe.

What if the building is less than 30 years old?

You may not need a milestone inspection, but a conversion inspection is still required.

Can a buyer waive an inspection?

No. Florida law requires inspection reports before sales.

What are the costs of a conversion inspection?

Costs vary based on building size and complexity but can range from $2,000 to $50,000+.

Conclusion

Conversion inspections for Florida condos are critical for safety, compliance, and long-term building integrity. With Florida’s evolving building safety laws, condo conversions are now subject to stricter oversight, ensuring that residents are protected from potential structural failures.

If you’re planning to convert a property into a condo, hiring qualified inspectors and following state regulations is the best way to avoid legal issues and ensure a smooth transition.

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post Conversion Inspections for Florida Condos in 2025: Everything You Need to Know appeared first on Florida Engineering LLC.

Table of Contents

• Background: The Purpose Behind 25-Year and 30-Year Inspections
• What Buildings Are Subject to Inspections?
• Inspection Process Under SB 154
• Structural Integrity Reserve Studies (SIRS)
• Reserve Funding and Financial Responsibilities
• Implications of Non-Compliance
• Conclusion: Balancing Flexibility with Safety

Background: The Purpose Behind 25-Year and 30-Year Inspections

The collapse of the Champlain Towers in Surfside, Florida, in 2021 prompted legislative changes focused on enhancing safety standards for older residential buildings. To ensure structural stability over time, Senate Bill 4-D, passed in 2022, mandated milestone inspections for buildings three stories or more. However, implementing these requirements highlighted several logistical and regulatory challenges. To address these, Senate Bill 154, the “Glitch Bill,” was introduced, streamlining inspection guidelines and extending some deadlines, thereby helping property owners and associations meet safety standards effectively and affordably​​.

What Buildings Are Subject to Inspections?

Senate Bill 154 refines which properties must comply with Florida’s milestone inspection requirements, setting the following key criteria:

1. Building Type: Milestone inspections apply specifically to residential condominiums and cooperatives of three or more stories.
2. Age of the Building: All qualifying buildings must complete a milestone inspection within 30 years from receiving their certificate of occupancy, regardless of proximity to the coastline.
3. Exceptions: Certain government-owned buildings, small structures under 3,500 square feet, single-family homes, and two-family dwellings remain exempt​​.

This clarified approach removes distinctions based on distance from the coastline, focusing solely on building height and age to determine eligibility for inspection.

Inspection Process Under SB 154

Under SB 154, the milestone inspection process remains a two-phased approach but includes important adjustments for flexibility:

1. Phase One: Visual Assessment
   • A licensed architect or engineer, or a supervised team of professionals, conducts an initial visual inspection of habitable and non-habitable areas, focusing on key structural components. If no signs of substantial deterioration are found, Phase Two is unnecessary.
2. Phase Two: In-depth Inspection
   • If deterioration is identified, a more detailed Phase Two inspection is conducted. This phase can involve destructive or non-destructive testing to assess the severity of structural issues and determine necessary repairs​​.

Deadline Extension: The initial deadline for milestone inspections was extended from December 31, 2024, to December 31, 2025, giving property owners more time to comply and organize these assessments.

Structural Integrity Reserve Studies (SIRS)

Alongside milestone inspections, SB 154 introduced adjustments to the Structural Integrity Reserve Studies (SIRS), essential for assessing the reserve funds needed for ongoing maintenance and future repairs. Key updates include:

• Initial Deadline: The deadline for SIRS completion is set for December 31, 2024, with an extension option to December 31, 2026, if circumstances require.
• Revised Requirements: The list of items requiring reserves was adjusted, removing “floors” and “foundations” and adding “exterior doors.” Additionally, items with a remaining useful life exceeding 25 years do not require reserve funding, but associations must still allocate funds for maintenance and repairs​.

These adjustments aim to make SIRS more feasible and financially manageable, while still emphasizing the importance of preparedness for future maintenance.

Reserve Funding and Financial Responsibilities

Senate Bill 154 includes important changes in funding expectations to support sustainable maintenance:

• Reserve Requirements: For buildings three stories or higher, all budgets adopted on or after December 31, 2024, must include fully funded reserves for items identified in the SIRS.
• Funding Restrictions: Association members are prohibited from voting to waive or reduce these reserves, and funds designated for specific maintenance items cannot be diverted for other uses.
• Insurance Premium Exemption: Insurance premiums are excluded from calculations for determining if a budget increase triggers a member-initiated substitute budget​​.

This updated financial framework helps ensure associations have the funds necessary to maintain structural integrity, safeguarding residents and reducing financial strain in the long term.

Implications of Non-Compliance

Failure to comply with these updated requirements can have serious consequences:

• Penalties: Local enforcement agencies have the authority to impose fines and prescribe additional deadlines for compliance.
• Building Safety: If a building is found unsafe due to failure in structural integrity, local authorities can deem it unfit for occupancy, potentially displacing residents until repairs are completed.
• Board Member Liability: SB 154 establishes specific accountability for board members who fail to ensure compliance with inspection and funding requirements, making them liable for any resulting harm​.

The addition of board member liability encourages greater adherence to inspection and funding requirements, reinforcing association accountability.

Conclusion: Balancing Flexibility with Safety

Florida’s milestone inspection and reserve funding requirements, updated under SB 154, reflect a well-rounded approach to building safety. By streamlining inspection protocols, clarifying requirements, and allowing for extensions where justified, SB 154 enables property owners and associations to better manage the demands of structural maintenance. For residents, this represents a commitment to building safety and a proactive approach to ensuring structural longevity.

As Florida’s landscape of aging buildings expands, the 25-year and 30-year inspection requirements are key steps in fostering a culture of safety and responsibility, securing the future of Florida’s built environment in 2024 and beyond.

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

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Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post The 25-Year Inspection Requirement for Florida Buildings: Safety and Structural Integrity in 2025 appeared first on Florida Engineering LLC.

Table of Contents

1. What Are Structural Integrity Reserve Studies?
2. Key Legislative Updates
3. Mandatory Milestone Inspections
4. Implications for Developers and Associations
5. Best Practices for Compliance

1. What Are Structural Integrity Reserve Studies?

SIRS are assessments that determine the reserve funds needed for major repairs and replacements of critical building components. Conducted every 10 years, these studies include a visual inspection by licensed engineers or architects, focusing on areas like:

• Roofs
• Load-bearing walls
• Foundations
• Electrical and plumbing systems
• Waterproofing and fire protection systems​​.

2. Key Legislative Updates

The Florida Senate’s SB 4-D and subsequent amendments mandate SIRS for buildings three stories or taller. Here are the highlights:

• Frequency: Every 10 years for buildings reaching 30 years of age or 25 years if near coastal zones​.
• Effective Date: All existing associations must complete their SIRS by December 31, 2024​​.
• Scope: Studies must estimate remaining useful life and replacement costs for structural components​​.

Failure to comply is considered a breach of fiduciary duty by association officers and directors​.

3. Mandatory Milestone Inspections

Milestone inspections, legislated under Florida Statutes 553.899, are a two-phase process:

• Phase One: Visual inspection to identify structural issues.
• Phase Two: Detailed testing if structural deterioration is suspected​​.

These inspections aim to preempt catastrophic failures like the Surfside condominium collapse, which highlighted deficiencies in maintenance and structural oversight​.

4. Implications for Developers and Associations

• Pre-Turnover Requirements: Developers must conduct SIRS before transferring control to unit owners​​.
• Budgeting and Reserves: Associations must allocate sufficient funds based on SIRS recommendations. Waiving or reducing reserves is no longer permissible for listed critical components without a majority vote​.
• Enforcement and Penalties: Local agencies monitor compliance, with penalties for delays or negligence​​.

5. Best Practices for Compliance

1. Timely Scheduling: Engage qualified professionals early to meet deadlines.
2. Detailed Documentation: Maintain updated records of inspections and reserve allocations.
3. Regular Maintenance: Address minor issues proactively to extend the lifespan of structural components.
4. Stakeholder Education: Inform residents about the importance of SIRS and their role in funding reserves.
5. Consult Legal Counsel: Navigate compliance complexities with expert legal guidance.

The heightened focus on Structural Integrity Reserve Studies underscores the importance of preventive maintenance and transparent financial planning. For property associations and developers, adhering to these requirements is not just about compliance—it’s about ensuring the safety and sustainability of community assets.

The Structural Integrity Reserve Study Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Structural Integrity Reserve Studies and the legal obligations Structural Integrity Reserve Studies entail.]

The post Understanding Structural Integrity Reserve Studies in 2025: A Comprehensive Guide appeared first on Florida Engineering LLC.

Table of Contents

1. Background on Florida’s Milestone Inspection Law
2. Current Status in Palm Beach County
3. Impact of Non-Compliance
4. Government Response and Next Steps
5. Implications for Condominium Residents
6. Conclusion and the Road Ahead

1. Background on Florida’s Milestone Inspection Law

The Surfside tragedy, which claimed 98 lives, underscored the vulnerabilities of aging structures, prompting legislative action. Florida’s milestone inspection law mandates that buildings reaching 30 years of age—or 25 years if within three miles of the coastline—undergo structural inspections. These inspections are divided into two phases:

• Phase 1: A visual assessment to identify signs of structural deterioration.
• Phase 2: A more detailed investigation, including testing, if issues are found in Phase 1.

Condominiums must submit these inspection results by the end of 2024, ensuring public safety and compliance with state law.

2. Current Status in Palm Beach County

Out of 568 buildings required to submit Phase 1 reports, only 455 have complied, leaving 113 properties unaccounted for. County Planning and Zoning officials, led by Doug Wise, expressed frustration, citing that tracking non-compliant properties adds to administrative burdens. Wise remarked, “I take that a little bit personally, you’re making me go out and find you.”

The lack of communication from these buildings heightens concerns about their structural safety and risks to residents.

3. Impact of Non-Compliance

Failure to comply with the inspection requirement leaves the condition of many buildings unknown. In extreme cases, officials may classify these properties as “unsafe structures,” potentially leading to resident evacuations.

Commissioners also worry about the financial burden non-compliance imposes on residents. Performing milestone inspections and addressing any necessary repairs can cost tens of thousands of dollars per unit, a significant challenge for many homeowners.

4. Government Response and Next Steps

To address the issue, Palm Beach County commissioners voted to:

• Send non-compliance letters to unresponsive buildings, granting an additional 30 days to respond or request an extension.
• Notify the Florida Division of Condominiums and pursue fines of up to $500 per day for continued non-compliance.

Commissioner Joel Flores emphasized the importance of enforcement, stating, “Sometimes if you don’t put some teeth behind it, they’re gonna drag their feet to come into compliance.”

Fines would require approval from a special magistrate hearing, potentially delaying further enforcement.

5. Implications for Condominium Residents

While fines aim to compel compliance, they may ultimately fall on residents, exacerbating financial strain. Condominium owners face a triple burden:

1. Inspection costs.
2. Potentially steep repair expenses.
3. Daily fines for prolonged non-compliance.

These costs could force some residents to consider selling their units or taking on significant debt, reshaping the community’s economic landscape.

The Road Ahead

As Palm Beach County grapples with widespread non-compliance, safety remains the priority. The milestone inspection law is a necessary measure to prevent tragedies like Surfside, but enforcement challenges and financial implications demand careful navigation.

Residents and property managers must collaborate to meet inspection requirements and ensure the longevity and safety of their homes. For those yet to comply, the window to act is narrowing, with potential consequences growing costlier by the day.

Source: https://cbs12.com/news/local/over-100-palm-beach-condos-miss-inspection-deadline-risking-fines-and-safety-concerns

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post Florida Condominium Safety Inspections: Missed Deadlines Put Residents at Risk in Palm Beach County (2025) appeared first on Florida Engineering LLC.

Table of Contents

1. What Are Building Safety Inspections?
2. Why Are Inspections Crucial in Florida?
3. Top Questions About Building Safety Inspections
4. Key Areas Inspected
5. How to Prepare for an Inspection
6. Actionable Tips for Staying Compliant
7. Conclusion and Next Steps

What Are Building Safety Inspections?

Building safety inspections are thorough evaluations conducted to ensure structures meet local, state, and national codes. In Florida, inspections address both structural integrity and environmental factors like hurricanes and high humidity.

Why Are Inspections Crucial in Florida?

Florida’s climate and geographic conditions pose unique challenges, including hurricane-force winds, flooding, and saltwater corrosion. Regular inspections prevent potential hazards and ensure longevity for residential and commercial buildings alike.

Top Questions About Building Safety Inspections

1. What types of buildings require inspections?
   • Residential, commercial, and industrial properties all require periodic inspections.
2. How often are inspections needed?
   • Inspections vary by building type and local ordinances but are generally required every 10 years for older buildings and annually for commercial properties.
3. What are the common violations identified?
   • Structural wear, electrical hazards, fire safety violations, and water intrusion are frequent findings.
4. Who can perform an inspection?
   • Only licensed professionals approved by Florida’s Department of Business and Professional Regulation (DBPR) like Florida Engineering LLC.

Key Areas Inspected

Structural Integrity

Inspectors check foundations, walls, and roofing for signs of deterioration or damage.

Electrical Systems

Aging wiring and overloaded circuits are common concerns, especially in older buildings.

Fire Safety

This includes emergency exits, sprinkler systems, and fire alarms.

Environmental Compliance

Flood zones, drainage, and erosion risks are assessed in compliance with Florida codes.

How to Prepare for an Inspection

1. Gather Documentation
   Have previous inspection reports, permits, and repair records ready.
2. Conduct a Preliminary Walkthrough
   Address obvious issues like loose railings or missing roof shingles.
3. Hire Licensed Inspectors
   Ensure your inspector has experience with Florida’s unique requirements.

Actionable Tips for Staying Compliant

1. Schedule Inspections Proactively
   Don’t wait for issues to arise; regular checks can save costs in the long run.
2. Follow Florida Building Codes
   Stay informed about updates to local regulations.
3. Invest in Weather-Resistant Materials
   Using hurricane-rated windows and corrosion-resistant metals can prevent future issues.

Conclusion and Next Steps

Building safety inspections are a cornerstone of responsible property management in Florida. By staying proactive, addressing common concerns, and working with licensed professionals, you can protect your investment and ensure the safety of everyone who uses the property.

Contact our team today to schedule your building safety inspection and ensure compliance with Florida’s regulations.

Sources Used:

• Florida Department of Business and Professional Regulation (myfloridalicense.com)
• FEMA Hurricane Preparedness Guidelines (fema.gov)

The Building Recertification Experts – Florida’s Condominium Inspections

• Phone: 941-391-5980
• Email: contact@fleng.com
• Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952

Connect With Us

• Facebook
• YouTube

Related Services

• Milestone Inspections
• Energy Calculation Services
• 25,30,40,50,60 Year Recertifications
• Pool Engineering Services
• Turnover Inspections

[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]

The post Building Safety Inspection Checklist 2025: Essential Insights for Florida appeared first on Florida Engineering LLC.