04/09/2025
In recent years, the responsibilities of Florida’s property managers have expanded significantly, especially in the wake of new legislation aimed at strengthening condominium safety. These changes were set in motion after the tragic collapse of Champlain Towers South in Surfside in 2021, which brought national attention to the need for stricter inspection protocols and long-term planning for building upkeep.
Now, property managers across Florida are adapting to new mandates that influence not just structural oversight, but also how associations plan, communicate, and maintain their properties day-to-day.
Understanding the New Requirements
The 2022 Florida legislation, set to take full effect by 2025, includes several critical components for buildings that are three stories or more:
- Milestone Structural Inspections: Required for buildings 30 years or older (or 25 years if located within three miles of the coast), these inspections assess the safety and integrity of a building’s structure and must be conducted by a licensed architect or engineer.
- Structural Integrity Reserve Studies (SIRS): Condominiums must assess the remaining useful life of major components (like roofing, plumbing, load-bearing walls, etc.) and maintain dedicated reserves to fund their repair or replacement.
- Mandatory Reserve Funding: Associations are no longer permitted to waive reserves for certain structural components, ensuring that critical building repairs are financially supported in advance.
These measures are designed to prevent deferred maintenance from turning into major safety concerns, and they also bring new administrative and financial challenges for associations and their managers.
Practical Impacts on Property Management
The new legal landscape requires property managers to take a proactive, organized, and transparent approach. Here are a few areas where these changes are most impactful:
- Budgeting and Financial Planning: The need for fully funded reserves has already led to significant increases in association fees. Managers must be prepared to explain these changes to residents and assist boards in adjusting their budgets accordingly.
- Vendor Coordination: From engineering inspections to routine building maintenance and janitorial services, working with reliable partners is essential. Documentation, consistent service delivery, and transparent task reporting are now more valuable than ever.
- Documentation and Communication: Keeping records organized from inspection reports to cleaning logs, helps property managers demonstrate compliance and communicate effectively with both residents and regulatory bodies.
Maintenance as a Key Part of Safety
While structural assessments are the most visible change, routine maintenance and cleanliness now play a more prominent role in a building’s overall risk profile. Proper janitorial services, regular upkeep of common areas, and sustainable cleaning practices contribute to:
- Healthier environments for residents
- Early detection of wear, damage, or water intrusion
- Higher satisfaction among owners and tenants
- Improved perception of how well a building is managed
Integrating preventive maintenance and clear protocols from proper floor care to restroom sanitation into the broader property strategy is essential for long-term sustainability.
Looking Ahead: A Collaborative Effort
Navigating Florida’s evolving condo laws is a team effort. Property managers, board members, residents, and service providers must work together to uphold building safety, maintain livable environments, and meet new standards.
By staying informed, planning, and fostering a culture of care and responsibility, property managers can play a leading role in shaping safer, better-maintained communities for years to come.