Quick-Read Summary (TLDR)

Florida’s new House Bill 913, effective July 1, 2025, significantly overhauls regulations for condominium and cooperative associations, marking the most substantial HOA management changes in decades.

The legislation introduces stricter oversight for CAMs (Community Association Managers) and enhances financial transparency, particularly regarding conflicts of interest. It modifies structural safety and reserve funding requirements, offering more flexibility while increasing the monetary threshold for reserve items.

The bill also expands digital transparency by requiring more records to be available online and lowering the website mandate to associations with 25 or more units. Finally, it strengthens insurance requirements, expands emergency powers for boards, and grants the DBPR (Department of Business and Professional Regulation) enhanced oversight authority.

Facing an HOA, COA or other association-related matter? Don’t attempt to “go it alone.” Call us at (954) 900-8885 or reach out via our contact form.

Florida’s residential community associations are experiencing their most significant regulatory overhaul in decades. House Bill 913, which took effect on July 1, 2025, introduces sweeping changes to how condominium and HOA management is conducted throughout the state. This comprehensive legislation addresses critical areas including community association manager oversight, financial transparency, structural safety requirements, and enhanced owner rights.

Enhanced Community Association Manager Regulations

One of the most impactful aspects of House Bill 913 involves stricter oversight of Community Association Managers (CAMs). The legislation establishes a ten-year prohibition period for individuals whose CAM licenses have been revoked. During this period, these individuals cannot hold any direct or indirect ownership interest in community association management firms, nor can they serve as employees, partners, officers, directors, or trustees of such firms.

The law also mandates that all licensed CAMs create and maintain online accounts with the Department of Business and Professional Regulation (DBPR). These accounts must contain specific identifying information that managers are required to update within designated timeframes, typically annually or upon status changes. Management firms must identify on their online accounts all community association managers they employ to provide services, creating an unprecedented level of transparency in the industry.

Additionally, the Division of Condominiums, Timeshares, and Mobile Homes must now notify both the management firm and the association when a CAM’s license is suspended or revoked. This notification requirement ensures that associations are immediately aware of any licensing issues affecting their management personnel.

Conflict of Interest and Transparency Measures

House Bill 913 introduces robust conflict of interest protections designed to prevent self-dealing and ensure fair pricing for association services. When a CAM or their family members wish to provide goods or services to an association, they must disclose this relationship in writing to the board. For contracts exceeding $2,500, the board must obtain at least two additional quotes from outside companies before proceeding.

These transparency measures extend beyond individual transactions. Management firms must now clearly identify all employed CAMs on their DBPR accounts, and associations gain enhanced access to information about their management companies. If CAMs fail to follow proper disclosure procedures, affected contracts may be canceled without penalty to the association.

Structural Safety and Reserve Study Requirements

The legislation modifies existing structural integrity requirements while providing associations with greater flexibility in funding these critical safety measures. Under the updated provisions, associations may pause reserve funding without unit owner approval if a building is declared uninhabitable. This practical adjustment recognizes that funding reserves for a building that cannot be occupied may not represent the most prudent use of limited resources.

Associations that complete milestone inspections may now pause or reduce reserve contributions for up to two consecutive budgets, provided they obtain member approval and complete a new Structural Integrity Reserve Study (SIRS) afterward. The monetary threshold for reserve items has increased from $10,000 to $25,000, with annual inflation adjustments, reducing the administrative burden on associations while maintaining focus on significant structural components.

Furthermore, boards can now change from straight-line to pooled reserve accounting without requiring a unit owner vote, providing management flexibility in financial planning approaches.

Digital Transparency and Record Access

House Bill 913 significantly expands the types of records that associations must maintain and make available to unit owners. The official records now include bank statements and ledgers, video recordings of meetings held by video conference, and all affidavits required by Chapter 718 of the Florida Statutes. As stated in Florida Statutes Section 718.111(12), associations must maintain these records in an organized manner that facilitates inspection by unit owners.

The law requires associations to post new official records on their websites or mobile applications within 30 days of receipt or creation. This ensures owners have timely digital access to newly generated documents without submitting formal requests. The past 12 months of approved board meeting minutes must be posted on association websites within 30 days of any updates.

By January 1, 2026, any condominium association with 25 or more units must maintain a website or mobile application for posting required documents. This threshold reduction from the previous 150-unit requirement dramatically expands the number of associations subject to digital transparency mandates.

“By January 1, 2026, any condominium association with 25 or more units must maintain a website or mobile application for posting required documents.”

Video Conferencing and Meeting Modernization

For the first time, Florida statutes explicitly define and regulate video conferencing for association meetings. House Bill 913 defines “video conference” as a real-time audio or video meeting between two or more people using audio or video-enabled devices. Board, membership, and committee meetings can now be conducted via video conference, though associations must still provide a physical location for owners who wish to attend in person.

Meeting notices must clearly state when meetings will be held via video conference and include hyperlinks or access information for online participation. All video conference meetings must be recorded, and these recordings become part of the association’s official records, available to unit owners upon request.

Insurance and Emergency Powers

The legislation strengthens insurance requirements for condominium associations. Every association must carry property insurance based on full insurable value, determined at least once every three years. For umbrella policies covering multiple associations, insurance must cover the probable maximum loss from a 250-year windstorm event, reflecting Florida’s hurricane risk profile.

House Bill 913 also expands emergency powers available to association boards. Boards may now require evacuation in response to any government-ordered evacuation, not just mandatory ones. Additionally, associations are not liable for injuries to residents who refuse to evacuate after receiving an official directive, providing legal protection for boards acting in good faith during emergencies.

Enhanced State Oversight

The Department of Business and Professional Regulation receives expanded authority under the new legislation. The DBPR’s oversight now includes milestone inspections, insurance maintenance, board education, and reserve reporting. Associations must create and annually update online DBPR accounts by October 1, 2025, providing the state with comprehensive data about association operations and compliance.

The definition of “official investigation” now includes DBPR investigations tied to harassment or retaliation, strengthening protections for individuals who report violations or cooperate with state oversight efforts.

Preparing for Compliance

Community associations should begin immediate preparation for these new requirements. Key deadlines include the October 1, 2025 requirement for associations to establish DBPR accounts and the January 1, 2026 website mandate for associations with 25 or more units. Management companies must ensure all employed CAMs establish required online accounts and that proper conflict disclosure procedures are implemented.

Given the complexity and scope of these changes, association boards and property managers should strongly consider consulting with experienced Florida attorneys who specialize in community association law. These legal professionals can provide guidance on compliance strategies, help interpret specific requirements, and ensure associations avoid potential penalties while maximizing the benefits of improved transparency and accountability.

South Florida Law

South Florida Law PLLC stands as the premier choice for Florida associations, homeowners, and condo owners seeking experienced legal guidance, backed by an impressive track record of 116 five-star reviews that demonstrate our commitment to client satisfaction in HOA, COA, and homeowner representation.

Our experienced attorneys provide comprehensive legal services ranging from interpretation of association documents and compliance enforcement to dispute resolution through mediation, arbitration, and litigation. Our skilled team handles document review, drafting of legal documents, governing document amendments, collection of assessments, and all aspects of association law throughout the state of Florida.

With offices strategically located in Hallandale Beach and Coral Gables, South Florida Law combines the resources of a large law firm with the personalized attention and partner-level involvement of a boutique practice. We aggressively represent our clients against associations that fail to recognize homeowner rights, making us South Florida’s foremost legal firm for handling disputes with HOAs, COAs, and mobile home rental communities. Our attorneys possess extensive experience in all facets of association law and we pride ourselves on providing personalized attention to each client while working to achieve the best possible outcome for every legal matter.

If you are a Florida HOA, COA, or owner requiring representation, contact us via our contact form or by calling (954) 900-8885.