Florida's condo safety laws changed what associations must inspect and fund. Here is what to request and read before you commit to a South Florida condo.
Why this matters now
After the Surfside collapse in 2021, Florida passed laws requiring milestone structural inspections for older condo buildings of three stories or more, and structural integrity reserve studies that look at roofs, structure, plumbing, electrical, waterproofing and windows.
Associations can no longer vote to waive or underfund reserves for those structural items. Many Miami-Dade buildings have raised monthly fees or approved special assessments to catch up. That cost now travels with the unit you buy.
Documents to request
Ask for the most recent milestone inspection report, the structural integrity reserve study, the current budget, the last year of board meeting minutes, and a list of any approved or proposed special assessments.
Also ask for the association's insurance declarations page. Building insurance premiums are one of the main reasons fees rise.
What to look for
Compare the reserve study's recommended annual funding with what the budget actually collects. A large gap usually means fees will rise or an assessment is coming.
In the minutes, look for discussion of concrete restoration, roof replacement, elevator modernization, loans or litigation. These are often decided months before an assessment is formally announced.
Your review window
On a resale condo, Florida law gives buyers a short period after receiving the association documents to cancel, typically three business days. Read them inside that window, not after.
Lenders review the same documents. A building with unresolved structural issues or low reserves can be hard to finance, which affects both your loan and your resale later.
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