Florida Condo Laws in 2026: A Plain-English Guide for Agents
Post-Surfside safety rules, new resale disclosures and tighter Fannie Mae financing are changing how condo deals close. Here’s what changed, the key dates, and what to ask for on every file.
On this page
Condo buildings of three or more habitable stories need milestone inspections and a structural integrity reserve study (SIRS). Resale buyers get the SIRS and milestone summary with the condo documents, and a 7-day window to cancel after receiving them. On the lending side, Fannie Mae and Freddie Mac retired their fast-track condo reviews on August 3, 2026, with a higher reserve minimum coming January 4, 2027.
- ✓Request the condo documents on day one.
- ✓Ask the lender early if the building can get financing.
- ✓Track the 7-day clock separately from the inspection period.
What changed, in plain English
After the 2021 Surfside collapse, Florida passed a series of condo safety laws. HB 913, effective July 1, 2025, refined them. Here's what matters on a sale:
Milestone inspections
Required for condo and co-op buildings of three or more habitable stories, generally at 30 years old, or 25 if within 3 miles of the coast, then every 10 years.
Structural reserve study (SIRS)
Those buildings need a study of structural reserves, updated at least every 10 years. Associations must fund what it calls for.
Resale disclosures
Sellers must give buyers the condo documents, including the milestone summary and the most recent SIRS or a statement that none was done.
7-day cancellation
A resale buyer who signs before receiving those documents can cancel within 7 days, not counting weekends and legal holidays, after getting them.
Key dates for 2026 and 2027
The financing changes, and why deals are slowing
Until this summer, lenders could approve many condo loans with a quick check of the building. For loan applications dated on or after August 3, 2026, that shortcut is gone. Most established condo projects with more than 10 units now need a Full Review of the association's budget, reserves, insurance and litigation, or a waiver.
Some changes help: the project review waiver now covers buildings with 10 or fewer units, and the 50% investor-concentration cap was retired. Others make things harder. Starting January 4, 2027, the minimum reserve allocation for Full Reviews rises from 10% to 15% of the budget.
What to request on every condo file
- ✓Declaration, articles, bylaws and rules
- ✓Most recent annual financial statement and budget
- ✓Milestone inspection summary, if the building needs one
- ✓Most recent SIRS, or a statement that none was completed
- ✓FAQ sheet and governance form
- ✓Estoppel certificate: dues, assessments and anything owed
- ✓Board minutes from the last 12 months: watch for special assessments, loans and repair plans
- ✓Insurance declarations page for the building
Get these early. Associations can take 10 days or more to respond, and the buyer's 7-day clock doesn't start until they arrive. That clock runs separately from the AS-IS contract deadlines.
If you’re listing a condo
- 1
Gather the documents before you list
Having the SIRS, milestone summary and financials ready gives buyers more confidence and avoids surprises in week two.
- 2
Know the building’s financing status
Ask the association or a local lender whether the project can get conventional financing.
- 3
Disclose assessments up front
Price and market the unit with known or likely special assessments in mind.
- 4
Build a longer timeline
Full Reviews take time. Set a realistic closing date and loan approval period.
Condo files, organized for you.
Condo deals mean more documents and more dates. Broadwell requests the association package, tracks the 7-day window and every contract deadline, and keeps your file clean. You stay with your client.
Common questions
What is a SIRS in Florida?
A structural integrity reserve study. It estimates the reserves needed for key structural parts of a condo building, like the roof, structure, plumbing and waterproofing, and is required for buildings of three or more habitable stories.
Do Florida condo buyers have a right to cancel?
Yes. Under Section 718.503, a resale buyer who signs before receiving the required condo documents can cancel within 7 days, not counting weekends and legal holidays, after receiving them.
What changed with Fannie Mae condo loans in August 2026?
For applications dated on or after August 3, 2026, Fannie Mae retired Limited Review and Freddie Mac retired Streamlined Review. Most established condo projects with more than 10 units now need a Full Review or a waiver.
What happens in January 2027 for condo financing?
Starting January 4, 2027, Fannie Mae's minimum reserve allocation for Full Reviews rises from 10% to 15% of the association's annual budgeted assessments.
Which Florida condos need a milestone inspection?
Condo and co-op buildings of three or more habitable stories, generally at 30 years old, or 25 years if within 3 miles of the coast, and every 10 years after.