On July 1, 2025, Florida’s House Bill 913 (HB 913) went into effect, introducing significant changes to condominium regulations aimed at addressing the ongoing condo crisis. Hosted by Ryan Pool, a 20-year veteran real estate agent and founder of RealTrade, and James Brown, an experienced real estate attorney and owner of New Path Title, our recent webinar broke down the key updates in HB 913 and the revised condo rider form. This blog post summarizes the critical points realtors need to understand to stay compliant and efficient in today’s market.
HB 913 introduces several updates designed to streamline processes for realtors and enhance transparency for condo owners. Here are the highlights:
The deadline for completing Structural Integrity Reserve Studies (SIRS) has been extended from December 31, 2024, to December 31, 2025. However, milestone inspection deadlines remain unchanged, so realtors must ensure clients are aware of this distinction.
The seven-day inspection period for all condominium documents now excludes weekends and holidays, as clarified in the new condo rider form. Realtors should refer to the federal holiday list to avoid confusion and ensure compliance.
Starting January 1, 2025, condo associations with 100 or more units must maintain a website or mobile app hosting essential documents. By January 1, 2026, this requirement extends to associations with 25 or more units. Mandatory documents include:
Governing documents (declaration, bylaws, rules, etc.)
Meeting minutes and video recordings from the past 12 months
Financial records, including budgets and expense statements
Active contracts and vendor bids
Board member and property manager contact information
These websites must feature a password-protected area accessible only to unit owners and employees, with credentials provided upon written request.
Associations that have completed a milestone inspection can pause reserve fund contributions for up to two consecutive budget years to prioritize critical repairs. This flexibility can be a selling point when discussing assessments with clients.
The minimum threshold for deferred maintenance or replacement costs in SIRS has increased from $10,000 to $25,000. This reduces the number of line items in SIRS budgets, simplifying financial planning for associations.
Associations can now use lines of credit or loans to fund special assessments, providing more flexibility to meet repair costs. Realtors should highlight this option to clients to demonstrate proactive financial strategies.
Mandatory milestone inspections now apply to buildings with three or more habitable stories, including four-family dwellings. This exempts three-story buildings with ground-floor parking, reducing compliance burdens for some properties.
Associations must maintain detailed records, including bank statements, ledgers, and video recordings of meetings, with approved board meeting minutes posted online within 30 days. This enhances transparency and makes it easier for realtors to access critical information.
If 25% of voting interests petition, associations must adopt electronic voting, reducing reliance on proxy voting and increasing owner engagement.
The new condo rider form, identifiable by the footer “06/2025 Florida Realtors/Florida Bar,” includes significant simplifications to streamline transactions. Key changes include:
The form now uses checkboxes to clarify fees, assessments, prorations, and litigation. Sellers must pay all regular assessments and fines at closing, and reserve accounts are not prorated. Special assessments are clearly defined as “levied” when voted on and approved, with options outlining whether the seller or buyer assumes post-closing installments.
Buyers must receive five key documents: bylaws, rules, financial statements, budget, and FAQs. If not provided, the agreement is voidable within seven days of receipt (excluding weekends and holidays). Realtors must ensure delivery, as buyers cannot waive this requirement.
Sellers are required to provide current copies of documents at their expense. If documents like meeting minutes or FAQs are unavailable, realtors should obtain written confirmation from the association and inform buyers to mitigate risks.
To navigate these changes effectively, realtors should follow these checklists:
Before listing or making an offer, research:
Investor/Owner Occupancy Ratio: Most lenders prefer 70% owner occupancy.
Insurance Status: Some condos lack current policies, impacting lendability.
Financials: Verify availability of current financial statements.
Milestone and SIRS Status: Confirm if inspections and studies are completed.
Special Assessments: Check for levied or pending assessments.
Rental Restrictions: Identify any restrictions for investor buyers.
Once listed, request from the association:
Right of Refusal: Confirm if the association or unit owners have this right.
Assessments: Obtain details on regular and special assessments.
Documents: Request declarations, bylaws, FAQs, and meeting minutes.
Amenities: Verify assigned parking, storage, or other amenities.
Litigation and Violations: Check for pending litigation or rule violations.
Governance Form: Ensure compliance with Florida Statute 718.
Read the SIRS Executive Summary: For quick insights, focus on the executive summary of SIRS reports, which are often lengthy (up to 200+ pages).
Leverage Technology: Use platforms like RealTrade (realtrade.io) to connect with buyers, sellers, and service providers efficiently.
Partner with a Reliable Title Company: Work with trusted partners like New Path Title to streamline closings and avoid issues like MV Realty liens, which affect 15,000 Florida properties.
Stay Proactive: Contact lenders regularly to avoid last-minute surprises, as lender failures are a leading cause of deal cancellations.
HB 913 and the updated condo rider form are steps toward stabilizing Florida’s condo market by enhancing transparency and simplifying processes. By staying informed and proactive, realtors can guide clients through these changes with confidence, ensuring smooth transactions and satisfied clients. For additional resources, including the full webinar recording and checklist, visit New Path Title or RealTrade.
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Got questions? Text James at New Path Title’s 24/7 attorney support (561) 307-0885 or message me (Ryan Poole) on RealTrade. Here’s to your next big win!
Published: July 16, 2025