Quick Answers
- SIRS: Unit owner controlled condominium associations needed a completed structural integrity reserve study by December 31, 2025. Associations completing it with a milestone inspection due by December 31, 2026 have until that date.
- Milestone inspections: Required for condominium buildings three or more habitable stories tall. Once a phase two inspection report is received, repairs must begin within 365 days. Buildings must be reinspected every 10 years, or as otherwise confirmed with the local building official.
- Condo director certification: A 4 hour course within 90 days after election or appointment, plus 1 hour of continuing education every year.
- HOA director education: Required within 90 days after election or appointment, plus 4 hours of continuing education annually (8 hours for associations with 2,500 or more parcels).
- Websites: HOAs with 100 or more parcels since January 1, 2025. Condominiums with 25 or more units since January 1, 2026.
- Financial reports: HOAs must complete the report within 90 days after the fiscal year ends and deliver it to members no later than 120 days. Condominium financial reports are due within 180 days after the fiscal year ends.
- Estoppel certificates: Due within 10 business days of a request, with fees capped at $299, plus $119 for rush and $179 for delinquent accounts.
Want Counsel to Review Your Association’s Compliance Calendar?
We represent condominium and HOA boards throughout Florida.
Florida’s community association laws changed in three consecutive legislative sessions. The 2024 session added mandatory board education and expanded website requirements. The 2025 session reworked structural integrity reserve studies and milestone inspections. Most new provisions take effect July 1, so a compliance calendar built even two years ago is likely now outdated. This calendar is written for board members and community association managers who need one place to see what is due, who it applies to, and what triggers it. It reflects the law as of October 2026 and is not a substitute for a review of your association’s own governing documents.
One-Time Deadlines: Confirm Your Association Met Them
These dates have mostly passed. If your association missed one, the priority is to fix it now rather than wait for a complaint.
| Requirement | Who it applies to | Deadline |
|---|---|---|
| Initial milestone inspection for older buildings | Condominium buildings already 30 years old or more as of July 1, 2022 | December 31, 2024 |
| Association website or app | HOAs with 100 or more parcels | January 1, 2025 |
| Online account with the DBPR Division of Condominiums | All condominium and cooperative associations | October 1, 2025 |
| Initial structural integrity reserve study (SIRS) | Unit owner controlled condominium associations existing on or before July 1, 2022 | December 31, 2025 |
| Association website or app | Condominium associations with 25 or more units | January 1, 2026 |
| SIRS completed alongside a milestone inspection | Associations required to complete a milestone inspection by December 31, 2026 | December 31, 2026 |
The Division of Condominiums, Timeshares, and Mobile Homes (DBPR) gained broader enforcement authority in 2024 and 2025, including over milestone inspections, SIRS reporting, and board member education. Missed deadlines are now more likely to draw a regulatory response than they were a few years ago.
Recurring Structural Deadlines for Condominiums
Structural requirements apply to condominium and cooperative buildings, not to HOA single family communities.
- Milestone inspections. Required for buildings three or more habitable stories tall, based on the building’s age, and then on a 10 year recurring cycle. Local building officials administer the program and may set earlier timing based on local conditions, so confirm your building’s date with the local enforcement agency.
- Phase two repairs. The 2025 law requires counties to adopt ordinances requiring associations to begin repairs within 365 days after receiving a phase two inspection report.
- SIRS cycle. After the initial study, a SIRS must be updated on a recurring cycle. The 2025 law raised the threshold for items that must be included from $10,000 to $25,000 and added a baseline funding plan requirement.
- SIRS delay option. An association that has completed its required milestone inspection may delay its SIRS for up to two consecutive budget years following the inspection, to prioritize repairs the inspection identified.
- Reserve funding pause. For budgets adopted on or before December 31, 2028, a unit owner controlled association that completed its milestone inspection in the previous two years may temporarily pause or reduce reserve contributions, subject to the statute’s conditions.
Board Member Education Deadlines
Every new director starts a new clock. The requirements differ for condominiums and HOAs.
| Requirement | Condominium directors | HOA directors |
|---|---|---|
| Applies to | Directors elected or appointed on or after July 1, 2024 | Directors elected or appointed on or after July 1, 2024 |
| Initial education | 4 hour certification within 90 days after election or appointment | New director education within 90 days after election or appointment |
| Topics | Milestone inspections, SIRS, elections, recordkeeping, financial literacy, fines, notices and meetings | State approved new director curriculum |
| How long it lasts | 7 years, if service is uninterrupted | 4 years, if service is uninterrupted |
| Continuing education | 1 hour annually on changes to chapter 718 and related rules | 4 hours annually, or 8 hours for associations with 2,500 or more parcels |
DBPR offers a free 4 hour Board Member Certification course that meets the statutory requirement for both condominium and HOA directors. Approved private providers also offer it.
The Annual Cycle
These deadlines repeat every year and are tied to your association’s fiscal year and governing documents.
| Event | Condominium | HOA |
|---|---|---|
| Budget adoption | Proposed budget and notice of the budget meeting delivered to owners at least 14 days before the meeting. | Follow chapter 720 and the governing documents. If reserves are established, they must be funded as the statute requires. |
| Annual financial report | Due within 180 days after the fiscal year ends. Level of report depends on revenue. | Completed within 90 days after the fiscal year ends and delivered to members no later than 120 days. Associations with 1,000 or more parcels must prepare audited statements regardless of revenue. |
| Annual meeting and election | First notice of the election at least 60 days before, and a second notice at least 14 days before. | Governed by section 720.306 and the bylaws. Election procedures changed in 2025, so have counsel confirm your timeline. |
| Director continuing education | 1 hour per director per year. | 4 or 8 hours per director per year, depending on size. |
| Website maintenance | Associations with 25 or more units must keep required records posted and current. | Associations with 100 or more parcels must keep required records posted and current. |
Deadlines Triggered by Requests
These deadlines do not appear on a calendar until someone makes a request, which is why they are missed so often.
- Estoppel certificates. Due within 10 business days after a request under sections 718.116 and 720.30851. Fees are capped at $299, with $119 extra for rush delivery within 3 business days and $179 extra for a delinquent account.
- HOA and condo records requests. Official records must be made available for inspection within 10 business days after a written request.
- HOA detailed accounting. An owner may request a detailed accounting of amounts owed, and the board must respond within 15 business days. A late response can waive certain outstanding fines. Owners may make one request every 90 days.
- HOA fines and suspensions. The owner must receive at least 14 days’ written notice of the right to a hearing, and the hearing must be held within 90 days after the notice is issued.
For the statutory framework behind these rules, see Florida Statute 718 explained and Florida Statute 720 explained.
How to Build Your Association’s Calendar
- Start with the building. Record each building’s certificate of occupancy date and number of habitable stories, and confirm milestone timing with your local building official.
- Anchor to the fiscal year. Work backward from the fiscal year start to set the budget meeting date and the owner notice date.
- Map the election. Count back from the annual meeting to the first and second notice dates.
- Track every director. Log each director’s election or appointment date, certification date, and annual continuing education.
- Audit the website. Check required postings against the statute at least quarterly.
- Assign an owner to every deadline. Decide what the manager handles, what the board approves, and what goes to counsel.
- Re-check every July. Most new association laws take effect July 1. Have counsel review the calendar after each legislative session.
Most boards and managers track the annual cycle well. The deadlines that cause real trouble are the ones that run on their own clocks: a new director’s 90 day education window, the 365 day repair window after a phase two report, and the 10 business day estoppel deadline that starts whenever a request lands.
The second blind spot is change itself. Florida has rewritten association law three years running, and several deadlines on this page did not exist in 2023. A calendar is only as good as its last legal review.
Is your association’s calendar current?
Kelley, Grant & Tanis represents condominium and HOA boards throughout Florida, with Kara Tanis leading the firm’s association law practice. Call (561) 672-1161 or contact the firm. Related reading: Chapter 720 vs. 718: HOA vs. condo law and what a Florida CAM can and cannot do without an attorney.
Frequently Asked Questions
When was the SIRS deadline for Florida condominium associations?
Unit owner controlled associations existing on or before July 1, 2022 needed a completed SIRS by December 31, 2025. Associations completing the SIRS together with a milestone inspection due by December 31, 2026 have until December 31, 2026.
Which condominium buildings need a milestone inspection?
Condominium and cooperative buildings three or more habitable stories tall, based on the building’s age and on a recurring cycle after that. Local building officials administer the program, so confirm your building’s specific date with them.
How long does a new condo board member have to get certified?
Ninety days after being elected or appointed, for directors who took office on or after July 1, 2024. The 4 hour certification lasts seven years with uninterrupted service, and directors also need 1 hour of continuing education each year.
What education do Florida HOA directors need?
New HOA directors must complete new director education within 90 days after being elected or appointed. They also need 4 hours of continuing education each year, or 8 hours if the association has 2,500 or more parcels.
Does our association need a website?
HOAs with 100 or more parcels have needed a website or app for official records since January 1, 2025. Condominium associations with 25 or more units have needed one since January 1, 2026.
How fast must an association issue an estoppel certificate?
Within 10 business days after the request. Fees are capped at $299, with $119 extra for rush delivery within 3 business days and $179 extra if the account is delinquent.
When is an HOA’s annual financial report due?
The report must be completed within 90 days after the end of the fiscal year and delivered to members no later than 120 days after it ends. HOAs with 1,000 or more parcels must prepare audited financial statements regardless of their total revenue.
How much notice is required for a condominium election?
A first notice at least 60 days before the election and a second notice at least 14 days before. Check your bylaws and have counsel confirm the timeline, because election rules have been amended several times in recent sessions.
How often should our association update its compliance calendar?
At least once a year, after the legislative session. Most new association laws take effect July 1, and Florida has changed association law in each of the last three sessions.
If you’re facing title issues or planning a property transaction, we’re here to help you move forward with confidence.
Call 1-877-871-8300 to speak with our attorneys and get the support you need to protect your interests.
Are Boundary Disputes and Easements Covered?
Only in certain cases. If a boundary dispute arises from an undiscovered survey error or a recorded easement not disclosed to you, your policy may cover it. However, if the dispute involves physical encroachments visible before closing, it may be excluded. That’s why reviewing the title commitment and obtaining a survey is important. Endorsements can extend coverage to include these risks.
Possible scenarios covered:
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Recorded easements not shown during the transaction
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Property line confusion from outdated legal descriptions
What Isn’t Covered by Title Insurance in Florida?
Title insurance does not cover issues that arise after you purchase the property or risks you were aware of before closing. It also excludes zoning violations, environmental hazards, and property condition problems. Some exclusions may be removed by endorsements. Reviewing your policy with a real estate attorney can help clarify the boundaries of coverage. Understanding what’s excluded is just as important as knowing what’s covered.
Common exclusions:
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Known title defects disclosed before closing
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Government claims not recorded publicly
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Encroachments visible but not surveyed
How Long Does Title Insurance Last?
An owner’s policy lasts as long as you or your heirs hold an interest in the property. It does not expire and requires no annual renewal. This lifetime coverage is part of what makes the one-time premium worthwhile. The lender’s policy, by contrast, ends when the loan is paid in full. The policies serve different durations because they protect different interests.
Coverage timeline:
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Owner’s: until property is sold or transferred
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Lender’s: until mortgage is satisfied
How to Make a Claim on Your Title Insurance
If you discover a covered title defect, notify your insurer in writing as soon as possible. The company will investigate the issue and determine if it’s covered under your policy. If it qualifies, they may provide legal representation or pay for damages. Delays in reporting can complicate resolution. Having an attorney assist with filing can ensure the process runs smoothly.
Steps to follow:
- Contact your title insurance company
- Provide documentation of the issue
- Await claim review
- Follow up regularly
Whether you’re buying, selling, or resolving a title concern, we help you navigate each step with clarity and focus.
Call 1-877-871-8300 to connect with our team and get direct answers to your real estate questions.
FAQs: What Does Title Insurance Cover in Florida? Common Risks You Might Miss
What exactly does title insurance cover in Florida?
Title insurance protects against past title issues that weren’t discovered during a title search. These include forged deeds, misfiled documents, unpaid liens, and unknown heirs. It also covers legal defense costs if your ownership is challenged.
Does title insurance cover problems found after closing?
Yes, title insurance covers hidden defects that existed before you bought the property but surfaced later. This includes fraud, errors in public records, or undisclosed liens. The policy activates once you take ownership and continues indefinitely.
Will title insurance protect me from forged deeds?
Yes, forged deeds are one of the most common covered risks. If someone fraudulently transferred the property before you bought it, your policy will help defend your title. The insurer may pay legal costs or compensate you if ownership is invalidated.
Can title insurance cover unpaid property taxes?
Title insurance covers unpaid taxes if they weren’t discovered or properly recorded at the time of closing. If a lien surfaces after the purchase, your policy can help resolve it. Known tax debts disclosed before closing are usually excluded.
Are boundary disputes covered by title insurance?
Sometimes. If the dispute involves errors in the legal description or a hidden recorded easement, you may be covered. However, visible encroachments or disputes that could’ve been discovered by a survey are often excluded.
What’s not included in a Florida title insurance policy?
It doesn’t cover issues you were aware of before closing, zoning violations, or problems related to the property’s physical condition. It also excludes future claims not tied to the title’s history. Some exclusions can be addressed with endorsements.
How long does an owner’s title insurance policy last?
An owner’s policy lasts as long as you own the property and can extend to your heirs. It’s a one-time purchase that doesn’t require renewal. Coverage ends only when the property changes ownership.
Does lender’s title insurance protect me as a buyer?
No, the lender’s policy only protects the bank’s interest in the loan amount. To protect your equity and ownership, you’ll need a separate owner’s title insurance policy. Both policies are typically issued at the same time.
How do I file a title insurance claim in Florida?
Contact your title insurer in writing with a description of the issue and any supporting documents. They’ll review your policy and investigate the claim. If it’s covered, the insurer may pay legal costs or settle the dispute.