Florida’s condo and HOA landscape continues to shift as HB 913 and related reforms tighten requirements for inspections, reserves, and long-term building planning. These changes affect every board, CAM, and property manager responsible for aging condo buildings and community infrastructure. This guide explains what HB 913 means in practice, how it interacts with Milestone Inspections and SIRS, and what boards must adjust in their budgets and timelines for 2025–2027. The goal is simple: help associations reduce risk, stay compliant, and prepare for major repair decisions with clarity — not panic.
Key Takeaways
- HB 913 expands and clarifies Florida’s condo reform obligations for inspections, SIRS, and reserves.
- Boards must plan around updated timelines, including any sirs deadline extension 2025 scenarios under discussion.
- Reserve funding rules are tightening, with fewer opportunities to waive key structural components.
- Milestone Inspections are no longer purely technical — they trigger real construction decisions.
- HB 913 increases accountability for boards that delay repairs or underfund reserves.
- Owner’s Representatives help associations manage risk when HB 913 findings lead to large-scale projects.
Why Milestone Inspections and SIRS Matter for Florida HOAs and Condos
Milestone Inspections establish whether a building’s structure is safe and whether deterioration is worsening. These reforms were introduced to prevent another Surfside-type tragedy.
SIRS studies take the findings further by calculating how much the association must reserve for future repairs. Combined, these two tools create a roadmap for responsible long-term planning.
HB 913 reinforces both processes. It pushes boards to document decisions, follow engineering recommendations, and maintain adequate reserves for structural components.
Key Deadlines and What Boards Really Need to Know
Boards often struggle to interpret Florida’s overlapping requirements. HB 913 simplifies some areas but also adds accountability.
- Milestone Phase 1: Must be completed once buildings reach the statutory age or risk threshold.
- Milestone Phase 2: Required if Phase 1 identifies structural concerns that need intrusive testing.
- SIRS deadlines: Florida considers adjustments, including a sirs deadline extension 2025, but boards should continue preparing for timely completion.
- Reserve funding changes Florida 2025: Structural reserves can no longer be waived. Boards must fund them according to engineering recommendations.
- Project timelines: After an inspection reveals structural risks, repairs must begin within a reasonable timeframe.
What Boards Usually Underestimate (Scope, Cost, Timelines)
Most associations underestimate how quickly inspection findings escalate into full capital projects. A small crack in a garage slab can become a multi-million-dollar restoration.
Boards also underestimate schedule risk. Concrete, waterproofing, and façade repairs frequently uncover hidden conditions that extend timelines.
Budget drift is another challenge. Change orders, weak contractor coordination, and unclear project scopes often lead to financial waste — a key reason to implement strong oversight.
From Inspection Report to Real Construction Work
Linking Milestone Findings to Actual Projects
Milestone Inspections frequently identify issues in balconies, garages, waterproofing membranes, stucco systems, and structural slabs. These findings drive concrete restoration, façade repair, and reinforcement projects.
HB 913 strengthens the expectation that boards follow through. Ignoring or delaying repairs becomes both a financial and liability risk.
Because these projects are complex, boards benefit from structured planning, detailed scopes, and independent oversight — especially before hiring contractors.
How an Owner’s Rep Protects the Association During SIRS-Driven Projects
An Owner’s Representative acts as the association’s advocate during construction. They coordinate engineers, contractors, and vendors so the board isn’t left navigating technical issues alone.
Falke HOA specializes in this role, ensuring cost control, quality oversight, and proper documentation. Their work minimizes change orders and prevents unnecessary expenses. :contentReference[oaicite:0]{index=0}
They also support scheduling, risk management, site supervision, and compliance with Florida’s construction requirements — essential safeguards when HB 913 inspections lead to major repairs. Learn more on the Owner’s Rep service page.
Practical Checklist for Boards Planning Projects in 2025–2026
- Confirm your Milestone Inspection status and next required phase.
- Ensure your SIRS reflects current engineering recommendations.
- Review structural reserve funding and adjust budgets early.
- Document all HB 913–related decisions to improve transparency.
- Conduct a scope review before soliciting contractor proposals.
- Request detailed cost breakdowns and compare them independently.
- Establish a clear schedule and risk-management plan.
- Perform regular site inspections during construction.
- Track change orders and verify their necessity.
- Communicate frequently with owners to reduce confusion.
- Engage an Owner’s Rep to strengthen oversight and cost control.
- Update reserve schedules after project completion.
FAQ: Milestone Inspections, SIRS and Projects
How does HB 913 change Milestone Inspection requirements?
HB 913 reinforces the obligation for timely inspections and increases the expectation that boards act on engineering findings. Delays or ignored recommendations can expose associations to unnecessary risk.
Do SIRS requirements change under the new law?
The bill maintains strict requirements for structural reserves and narrows the circumstances under which reserves can be waived. Boards should plan funding early and avoid relying on potential deadline extensions.
When should an association hire an Owner’s Representative?
Any time inspection findings point to major repairs, an Owner’s Rep helps protect the association. They coordinate contractors, manage documents, and prevent overspending — especially during multi-phase restoration projects.
About Falke HOA
Falke HOA is a South Florida consulting firm focused on Owner’s Representation, Project Management, Cost Management, and Development Management. They work exclusively to protect HOAs and condo associations during construction and capital improvement projects. :contentReference[oaicite:1]{index=1}
The firm acts as the board’s advocate, coordinating engineers, contractors, and vendors while maintaining strict oversight on cost and quality. Their services cover structural repairs, façade restoration, waterproofing, interior and exterior renovations, and more.
Boards rely on Falke HOA for risk management, scheduling, cost control, and technical guidance throughout complex projects. Learn more at the Project Management and Cost Management pages.
