Florida's post-Surfside condominium safety framework, Senate Bill 4-D (2022) and its later amendments, didn't stop evolving once the original Milestone Inspection and SIRS requirements took effect. House Bill 913, effective July 1, 2025, made real changes to deadlines, reserve funding rules and how insurers treat compliance. Several of those changes only became binding in 2026. Here's what's actually changed and what's coming due.
- SIRS deadline extended, then locked in. HB 913 pushed the Structural Integrity Reserve Study completion deadline from December 31, 2024 to December 31, 2025 for existing owner-controlled associations. A building with a milestone inspection due on or before December 31, 2026 may complete its SIRS alongside that inspection, but no later.
- Reserve waivers for structural components ended January 1, 2026. Under Fla. Stat. §718.112(2)(g), associations can no longer waive or underfund reserves for the eight mandatory SIRS structural components: roof; load-bearing walls and primary structural members; fire protection; plumbing; electrical; waterproofing; and windows and exterior doors, plus any additional item exceeding the statutory cost threshold. The grace period that let boards defer this is over.
- The reserve-item cost threshold rose and now adjusts annually. The base threshold for what counts as a mandatory reserve item increased from $10,000 to $25,000 under HB 913 and is indexed annually; the 2026 figure is $25,675.
- "Habitable stories" got a clearer definition. HB 913 clarified that the three-or-more-story threshold triggering SIRS and Milestone Inspection requirements counts space used for living, sleeping, eating or cooking, resolving prior confusion over buildings with ground-floor parking or non-residential levels.
- Insurance is now directly tied to compliance. Citizens Property Insurance Corporation is barred from issuing or renewing policies for condominium associations that haven't met both the Milestone Inspection requirement (Fla. Stat. §553.899) and the SIRS requirement. Private carriers have followed the same pattern. A lapsed SIRS is no longer just a compliance problem. It's an insurability problem.
- A separate transparency law layered on top. House Bill 1021 requires associations with 25 or more units to post governing documents, budgets and reserve studies through a website or app, giving owners a legal right to review Milestone and SIRS reports directly rather than requesting them individually.
For attorneys, this is fertile ground for disputes over special assessments, reserve adequacy and disclosure timing, especially where a board delayed action during the earlier grace period and now faces a compressed compliance window. For insurance carriers, SIRS and Milestone Inspection status is now a direct underwriting input, not a background fact. For developers and property owners, particularly anyone buying into or managing an older coastal building, confirming current SIRS and Milestone status before closing or budgeting is no longer optional due diligence. It's the difference between a known cost and a surprise assessment. For homeowners already in a covered building, HB 1021's transparency requirement means the actual reports, not just a board's summary of them, should be directly available for review.
This is a summary of what changed, not a substitute for a building-specific review. PCC's full Florida state guide covers the underlying Milestone Inspection and SIRS framework in more detail.
This article is a general informational overview, not legal advice and does not create an attorney-client relationship. Confirm the specific deadlines and requirements that apply to your building with a licensed engineer or legal counsel.
