Florida’s New Condo Laws: What Buyers and Sellers Need to Know in 2025

If you’ve been eyeing the Florida condo market—whether to buy, sell, or simply understand how your investment stacks up—2025 brings major changes you can’t afford to overlook.

Effective July 1st, 2025, new Florida condo legislation went into effect, reshaping how buildings are maintained, funded, and disclosed. The goal? Prevent another Surfside tragedy and protect homeowners from surprise assessments. But for buyers and sellers, the result is a more complex, higher-stakes marketplace.

What Changed on July 1, 2025?

This isn’t just another layer of red tape. The new legislation includes three major updates that directly affect your bottom line:

1. Milestone Inspections Are Mandatory—and Public

All condos 30+ years old (or 25 years if near the coast) are now required to undergo Milestone Inspections by licensed engineers or architects. Phase 1 reviews structural soundness; if issues are found, Phase 2 digs deeper.

What’s new: These inspections are no longer internal documents—they're public records. Buyers can (and will) use them as leverage. Sellers, this means your building's condition isn't a mystery anymore.

2. Reserve Studies Must Be Conducted Every 10 Years

Associations must complete a Structural Integrity Reserve Study (SIRS) every 10 years for items like roofs, load-bearing walls, and foundations. These studies are mandatory—and must be fully funded.

Why this matters: Underfunded reserves used to be a red flag. Now, they can halt financing altogether. If your building doesn’t have a fully funded reserve account, many lenders won’t touch the deal.

3. No More Opting Out of Reserves

In the past, some associations voted to waive reserve contributions. That’s no longer allowed. As of July 1, all Florida condo buildings must fund reserves for critical repairs. Period.

For sellers, this might mean higher monthly dues, but it also means more stability. For buyers, expect increased costs—but fewer surprises down the line.

Why This Matters If You’re Buying or Selling in 2025

📌 Buyers:

• There’s no such thing as a “cheap” condo anymore. If the price seems too good to be true, the building may be underfunded—or facing a special assessment.
  
  

• Due diligence is non-negotiable. A skilled agent will help you read between the lines of the inspection and financial reports.
  
  

📌 Sellers:

• Transparency is mandatory. You’ll need to disclose more information upfront—buyers will find it anyway.
  
  

• Well-managed buildings are a premium feature. If your association is on top of repairs and reserves, highlight that in your listing.
  
  

• Be ready for objections. An older building with deferred maintenance? You’ll need to price strategically or make it up with perks.
  
  

Our Take: Knowledge Is Power

These new laws aren’t just policy shifts—they’re changing the way Florida condos are evaluated, marketed, and sold.

If you’re a buyer: Don’t be intimidated. With the right guidance, you can still find a great unit in a well-managed building.

If you’re a seller: Now’s the time to understand your building’s financial health and lean into transparency.

📈 Ready to See How Your Building Stacks Up?

Request a condo-specific market report tailored to your building or area. We’ll break down what today’s buyers are asking, how your association compares, and what steps you can take to protect your condo’s value.