Florida’s New Condo Safety Laws: What Senate Bills 4D and 154 Mean for Your Community in 2025

On January 1, 2025, Florida enacted some of the most significant legislative changes in decades for condominium and cooperative residential buildings. These changes, driven by Senate Bills 4D and 154, mark a sweeping effort to improve building safety and long-term financial planning following a series of high-profile structural failures in the state.

Here’s what these laws mean, why they matter, and how communities can prepare.

Why These Laws Were Passed

The tragic 2021 collapse of the Champlain Towers South condominium in Surfside, Florida, was a wake-up call. Investigations revealed deferred maintenance, structural deterioration, and financial shortfalls as major contributing factors. In response, the Florida Legislature introduced a new regulatory framework intended to prevent similar disasters.

Senate Bill 4D, passed in 2022, laid the groundwork for more rigorous inspections and financial disclosures. Senate Bill 154, passed in 2023, built on that foundation, refining implementation timelines and compliance procedures.

Together, these laws place mandatory responsibilities on condo and co-op associations to monitor, maintain, and fund the upkeep of their buildings with much greater diligence.

Key Provisions of SB 4D and SB 154

1. Milestone and SIRS Inspections (Every 10 Years)

Starting in 2025, residential buildings that are three or more stories tall and 30 years old or older must undergo:

• Milestone Inspections, which evaluate the structural condition of the building.

• Structural Integrity Reserve Studies (SIRS), which assess key building components and estimate future repair/replacement costs.

For buildings located within 3 miles of the coast, these requirements kick in after 25 years rather than 30—reflecting the increased environmental stress of salt, humidity, and wind.

These inspections are no longer optional. They are part of a statewide program that ensures every qualifying building is regularly assessed by licensed professionals.

2. Legally Mandated Reserve Planning

As of January 1, 2025, any community association adopting a new budget must base its reserve funding plan on its most recent SIRS report. This means:

• No more waiving reserves for critical structural elements.

• Budget transparency is required, with reserve components and funding details disclosed to unit owners.

• Reserve studies must include key components such as the roof, structural systems, fire protection, plumbing, electrical, waterproofing, windows, and doors—any element whose failure could compromise safety.

The goal is to align community financial planning with actual maintenance needs, avoiding shortfalls that can delay vital repairs.

3. Funding Flexibility Within Legal Boundaries

While communities must now maintain reserves, the legislation offers flexibility in how those reserves are managed. Associations can choose between:

• Straight Line (Component-Based) Funding: where each item has its own reserve account.

• Cash Flow Pooled Funding: where funds are grouped and drawn from a shared account.

This flexibility allows each community to select a method that aligns with its financial strategy, so long as the total minimum funding meets the amounts determined in the SIRS report. However, the option to fully waive reserve funding for structural components has been removed.

A Cultural Shift in Condo Governance

These reforms represent more than a checklist of compliance items—they reflect a broader cultural shift in how communities approach governance, safety, and long-term planning.

The changes emphasize:

• Proactive maintenance over reactive repairs

• Transparency and documentation in board decision-making

• Education and communication with residents about financial health and physical infrastructure

Boards will need to take an active leadership role—reviewing reports, adjusting budgets, voting on funding methods, and preparing owners for future contributions.

How to Prepare

If you're a community board member, property manager, or unit owner, here are a few immediate steps to take:

1. Review Building Age and Height: Determine whether your building falls under the 25- or 30-year threshold.

2. Schedule Inspections: Line up qualified professionals for Milestone and SIRS evaluations well before the 2025 deadline.

3. Understand Funding Options: Educate yourself on the differences between straight line and pooled funding models.

4. Engage with the Community: Begin conversations with residents about the implications of the new laws, costs, and long-term benefits.

5. Work with Legal and Financial Advisors: Ensure your governance documents, budgets, and communication policies align with the new legal requirements.

Conclusion: A Safer, More Resilient Future

Senate Bills 4D and 154 may feel like a challenge in the short term, but they are designed with one goal in mind: to prevent avoidable tragedies and build stronger, safer communities. By investing in professional inspections and fully funded reserves, associations not only comply with the law—they protect lives, property values, and peace of mind.