Why Paying Attention to Your Florida Condo Association Matters More Than Ever

The wake-up call: Champlain Towers and Senate Bill 4-D

If you live in a Florida condominium, you might think of your condo association meetings as little more than squabbles over landscaping choices or paint colors. However, with the passage of Senate Bill 4-D in 2022, these gatherings have taken on a new urgency. Your condo association is the first line of defense in ensuring your home is safe, compliant with state law, and financially secure. In many ways, it’s the equivalent of local politics: the closer you are to the decisions being made, the greater your ability to influence their impact on your life.

The tragic collapse of the Champlain Towers South condominium in Surfside, Florida, in June 2021 claimed 98 lives and underscored the dangers of deferred maintenance. Investigators found evidence of long-term structural issues that had been identified but never adequately addressed, including concrete deterioration and water damage.

In response, the Florida Legislature passed Senate Bill 4-D in 2022. This law imposes stricter requirements on condominium associations, particularly for buildings over three stories tall. Key provisions include:

  • Milestone Inspections: Buildings 30 years or older—or 25 years if located within three miles of the coast—must undergo structural inspections every 10 years.
  • Structural Integrity Reserve Study (SIRS): Associations must conduct detailed reserve studies and maintain reserves for critical repairs, such as roofing, waterproofing, and structural load-bearing elements.
  • Transparency Requirements: Inspection reports and reserve studies must be made available to unit owners.


Learn more:
Costly compliance: New laws burden Florida condo owners 



The financial impact

These changes come at a price. Reserve studies often reveal millions of dollars in deferred maintenance, and the new law prohibits associations from waiving funding for reserves related to structural components. For many associations, this means higher monthly fees or one-time assessments to cover the cost of repairs.

A 2023 Community Associations Institute (CAI) survey revealed that 65% of Florida condo owners reported fee increases of at least 20% since the implementation of Senate Bill 4-D. Additionally, some buildings are grappling with special assessments ranging from $5,000 to over $50,000 per unit, depending on the severity of deferred maintenance.


Your voice, your wallet

Ignoring your condo association is no longer an option. Decisions about how to comply with Senate Bill 4-D will directly affect your wallet and the value of your property. Should your association fail to act or make poor decisions, you could face:

  • Special Assessments: If your association hasn’t maintained adequate reserves, significant repairs could lead to unplanned costs for unit owners.
  • Loss of Insurance: Many insurers are now scrutinizing associations for compliance. Non-compliant buildings may face skyrocketing premiums or even denial of coverage.
  • Decreased Property Values: Buyers are increasingly wary of purchasing units in buildings with inadequate reserves or looming repair costs.


Related article:
Florida condo owners brace for rising repair costs amid new legislation delays


Moving forward

The passage of Senate Bill 4-D has elevated the stakes for condo living in Florida. It’s no longer enough to pay your monthly fees and hope for the best. Active engagement is crucial for navigating the financial and legal challenges ahead.

Think of your condo association as your local government, your meetings as your city council sessions, and your votes as your opportunity to shape the future of your community. Involvement isn’t just about following the rules—it’s about ensuring they’re implemented to benefit everyone.

Your home is your most significant investment. It’s time to take an active role in protecting it.


Looking for support for your Florida condominium association?

If your association is struggling to navigate the new mandates under new condominium legislation, our expert team at Condominium Advisory Group can assess and recommend the best course of action for your condominium community, whether that be undergoing a deconversion, receivership, construction, and advice on how to handle Florida SB 4-D Building Safety Law. 


Contact us to schedule a consultation with one of our advisors today

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