July 1, 2025 Statute 718 Changes Edit page

Overview of Changes to Florida Statute Chapter 718 (Condominiums)

The updates to Florida Statute Chapter 718, which governs condominium associations, were enacted through House Bill 913 (HB 913), signed into law on June 24, 2025, as Chapter 2025-175. Most provisions took effect on July 1, 2025, with some exceptions noted below (e.g., structural integrity reserve studies delayed until December 31, 2025). These changes aim to improve structural safety, financial transparency, meeting accessibility, insurance standards, and conflict-of-interest rules, largely in response to ongoing concerns about building integrity following events like the Surfside collapse.

The amendments affect multiple sections of Chapter 718. Below is a comprehensive list organized by section number, summarizing key additions, modifications, and deletions. This is based on the enrolled bill text and supporting analyses.

§ 718.103: Definitions

• Key Changes:
  • Added definition for "video conference" as a real-time audio-video meeting accessible via hyperlink or call-in, with a physical location option and mandatory recording as an official record.
  • Modified "alternative funding method" to apply specifically to multicondominium associations with 25 or more condominiums.
• Details: Clarifies remote meeting protocols and funding options for larger associations. Retroactive clarifications apply to certain declarations recorded on or after October 1, 2024, without reviving prior invalid rights.
• Effective Date: July 1, 2025 (retroactive elements as noted).

§ 718.106: Condominium Parcels; Appurtenances

• Key Changes: Reenacted subsection (2)(b) to incorporate amendments from § 718.110, clarifying that transfers of limited common element use rights are not material amendments.
• Details: Ensures procedural consistency for appurtenance transfers without triggering full declaration amendment requirements.
• Effective Date: July 1, 2025.

§ 718.110: Amendment of Declaration

• Key Changes:
  • Added subsection (4) for nonresidential condominiums created on or after July 1, 2025, allowing amendments to unit configurations, sizes, appurtenances, or expense sharing with approval only from affected owners and lienholders (no need for nonaffected consent).
  • Added subsection (10) requiring service of document corrections at recorded addresses.
  • Reenacted and clarified exemptions for limited common element transfers, phase extensions beyond 7 years, partial terminations (maintaining proportional shares), and multicondominium mergers from materiality rules under subsection (4).
• Details: Simplifies amendments for nonresidential properties and protects ownership proportions in terminations; applies to existing associations for exemptions.
• Effective Date: July 1, 2025.

§ 718.111: The Association

• Key Changes:
  • Added subsections (3)(g)-(i) requiring associations to contract only with licensed community association managers (CAMs) or firms; boards must verify licensure before contracting and terminate immediately upon suspension/revocation.
  • Modified subsection (11)(a) to require property insurance based on full replacement cost, determined at least every 36 months; allows self-insurance or group policies, factoring in deductibles.
  • Added subsection (12)(a) mandating 1-year retention of video conference meeting recordings.
  • Modified subsection (12)(c) to expand inspection rights and add checklists for record requests (7-year retention); increases penalties for noncompliance.
  • Added subsection (12)(g) requiring associations with 150+ units (by January 1, 2019) or 25+ units (by January 1, 2026, excluding timeshares) to post official records digitally on a dedicated website/app (e.g., declarations, minutes, budgets, studies); 30-day availability, with redactions for sensitive info; notices posted prominently.
  • Modified and added to subsection (13): Reduces financial report delivery to 120 days post-fiscal year; allows electronic delivery and affidavits; mandates revenue-based statements (e.g., audited for >$750,000 revenue); classifies expenses (e.g., security, fees, taxes); permits simpler reports via majority vote (non-consecutive years); developer covers pre-turnover; unit owner notices trigger enforcement/penalties; no waivers for noncompliance.
  • Added subsection (15) allowing prudent reserve investments (e.g., CDs at specified institutions) without unit owner vote.
  • Reenacted portions incorporating financial reporting updates; bulk assignees must provide reports (with excuses if unavailable, plus contract notice).
• Details: Enhances manager accountability, insurance adequacy, record accessibility (especially digital for larger associations), and financial reporting granularity. Umbrella policies for multiple associations must cover 250-year windstorm losses.
• Effective Date: July 1, 2025 (digital posting phased: January 1, 2026 for smaller associations).

§ 718.112: Bylaws

• Key Changes:
  • Modified subsection (2)(b) on proxies: Limits for reserves/amendments/financials; general for quorum/nonsubstantive items; prohibited for residential board elections. Added video/telephone board meeting rules with speaker access.
  • Added/modified subsection (2)(c): Requires quarterly board meetings (>10 units); agenda questions from members; e-mail limits (no voting); 48-hour notices (14 days for assessments/amendments); video specifics (hyperlinks); 20% petitions for agenda items.
  • Added subsection (2)(d): Unit owner meetings within 45 miles or via video (with quorum); election rules (secret ballot, 60/40/14-34 day notices, no delinquents/felons); director terms max 8 years (exceptions); mandatory 4-hour education (milestone/reserves) +1-hour annual refresher (valid 7 years); electronic voting if 25% petition.
  • Added subsection (2)(e) for budget video meetings.
  • Added/modified subsection (2)(f): Budgets must list expenses; reserves for items >$25,000 (inflation-adjusted, study-based); funding via assessments/loans (majority vote); pauses allowed post-emergency/inspection (up to 2 years with vote); stricter post-2024 waivers; separate budgets for multicondominiums; late budgets are minor violations.
  • Added subsection (2)(g): Requires structural integrity reserve studies (SIRS) every 10 years for ≥3-story buildings; visual by licensed pros; covers life/costs/funding for major components (e.g., roof, structure, waterproofing, windows); distribute within 45 days; report to DBPR; penalties for noncompliance; delay up to 2 years post-milestone; existing buildings by December 31, 2025. Must include "baseline" plan to avoid negative balances.
  • Added subsections (6)-(7) on electronic voting: 25% petition triggers resolution/21-day meeting (within 180 days); e-mail ballots with unit/name, deadlines, secrecy waiver notice; rebuttable presumption via affidavit.
  • Reenacted portions on reserves/structural updates; prospectuses must include SIRS summaries.
• Details: Overhauls governance for safer, more inclusive operations. Education required by June 30, 2025; four-family dwellings with ≤3 stories exempt from SIRS; multicondominiums can use alternative funding; boards can switch to pooled reserve accounting without vote; pauses without approval if building uninhabitable.
• Effective Date: July 1, 2025 (SIRS by December 31, 2025; education by June 30, 2025).

§ 718.113: Maintenance; Limitation on Condominium Association Assessments; Hurricane Protection

• Key Changes: Modified subsections (5)(d)-(e) clarifying owner vs. association responsibilities for hurricane shutters/protections; association decides if declaration silent; no owner charges if association handles; reimbursements/credits for compliant owners; enforceable as assessments.
• Details: Prevents unfair cost-shifting; common expenses for association-maintained elements; credits for pre-compliant owners.
• Effective Date: July 1, 2025.

§ 718.117: Termination of Condominium

• Key Changes: Reenacted subsection (4) to exempt proportional partial terminations from § 718.110(4) materiality rules.
• Details: Maintains ownership shares in partial terminations.
• Effective Date: July 1, 2025.

§ 718.1265: Association Emergency Powers

• Key Changes: Modified subsection (1)(h) to limit evacuation requirements to mandatory government orders only; provides immunity for injuries from non-evacuation decisions.
• Details: Narrows board powers while protecting against liability in disasters.
• Effective Date: July 1, 2025.

§ 718.128: Electronic Voting

• Key Changes:
  • Modified subsection (4) to require honoring electronic voting requests with 14-day notices.
  • Added subsections (6)-(7): 25% petition triggers board resolution and 21-day meeting (within 180 days); e-mail ballots include unit/name verification, deadlines, and secrecy waiver notice; presumption of validity via affidavit.
  • Reenacted prior subsection (6) as (8).
• Details: Expands access but with safeguards for verification and timing (post-annual meeting).
• Effective Date: July 1, 2025.

§ 718.203: Warranties

• Key Changes: Modified subsection (7) to clarify that insured warranties satisfy chapter minimums.
• Details: Ensures developer warranties align with insurance-backed protections.
• Effective Date: July 1, 2025.

Related Amendments Impacting Chapter 718 (in Other Chapters)

While not direct changes to Chapter 718, HB 913 amends Chapters 468 (CAM licensure/conflicts) and 553 (structural inspections), which directly affect condo operations:

• § 468.432 & 468.4334: Stricter CAM licensure, online tracking, and contract disclosures (e.g., compliance statements for inspections/SIRS).
• § 468.4335: Expanded conflict rules, including bid disclosures for >$2,500 services and voidable contracts for nondisclosure.
• § 553.899: Milestone inspections for ≥3-story buildings; repairs must start within 365 days; conflict disclosures by inspectors/engineers; annual reporting to DBPR by December 31, 2025.

For the full statutory text, refer to the updated Florida Statutes at leg.state.fl.us. Associations should consult legal counsel for implementation, as noncompliance can trigger fines or enforcement by the Department of Business and Professional Regulation (DBPR).