Published on : Sunday August 3, 2025
Florida’s New Condo Laws: What You Need to Know
After the tragic Surfside condo collapse in 2021, Florida passed a set of strict new laws aimed at improving safety in aging condominium buildings. These changes are already impacting condo owners and buyers throughout the state, including right here in Perdido Key. Whether you’re thinking about buying a beachfront investment or getting ready to sell your unit, it’s important to understand how these new rules could affect you.
Milestone Inspections and Reserve Studies Explained
The updated legislation focuses on two main requirements. First, any condominium building that’s three stories or taller must undergo a Milestone Structural Inspection. That inspection is due when the building reaches 30 years of age, but if the property is within three miles of the coastline—which includes nearly every high-rise in Perdido Key—the timeline moves up, and inspections are required at just 25 years. This means that buildings constructed in the late 1990s and early 2000s are now either due for inspections or will be very soon.
The second requirement is something called a Structural Integrity Reserve Study, or SIRS. This is a detailed evaluation of major structural components like the roof, balconies, windows, plumbing systems, and the building’s foundation. It also includes a financial plan to ensure reserves are in place to cover necessary future repairs. Perhaps the most significant change is that condo associations can no longer vote to waive reserve funding for these structural elements. If the study calls for a new roof in five years, for example, the money must be accounted for and funded. As a result, many owners may see higher HOA fees or special assessments to bring their buildings into compliance.
What This Means for Buyers in Perdido Key
For buyers, this creates a new layer of due diligence. Many lenders, especially those backed by Fannie Mae and Freddie Mac, are tightening their requirements. Some will no longer approve loans in buildings that show signs of deferred maintenance or haven’t met the state’s inspection and reserve study deadlines. More buyers are asking about inspection dates, upcoming assessments, and whether the HOA has adequate reserves. The ocean view is still important, but now buyers also want to know that the building is structurally sound and financially healthy.
What Sellers Should Be Doing Now
If you’re a seller, this is something you’ll want to get in front of before you list. Buildings that are in full compliance are likely to attract more qualified buyers and close faster. On the flip side, if your building is behind on inspections or facing major capital improvements, that could affect your pricing or cause delays during the sale. Having accurate information about your building’s inspection status and reserve funding can help you stand out and build buyer confidence.
How I Can Help You Navigate It
I’ve been helping buyers and sellers across the Gulf Coast for more than a decade, and I’m actively tracking which buildings in Perdido Key have completed their inspections and reserve studies, and which ones are still due. These changes don’t have to derail your plans, but they do need to be factored into your strategy—especially in a competitive market where trust and transparency matter.
If you have questions about how these laws might impact your property, or if you’re looking to buy in one of Perdido’s many mid- or high-rise buildings, I’d be happy to walk you through it. Knowing where each building stands can make a big difference when it comes to negotiating, financing, and long-term investment value.
Whether you’re buying, selling, or just trying to plan ahead, understanding Florida’s updated condo laws is going to be essential in 2025 and beyond. If you’d like help reviewing your options or getting a building-specific update, feel free to reach out anytime.