What did HB 913 change for Florida condo boards in 2025?

HB 913 (effective July 1, 2025) changed Chapter 718 across the board: a records website for 25-or-more-unit condominiums by January 1, 2026; SIRS deadlines; an automatic substitute budget when proposed assessments exceed 115% of the prior year; a reserve threshold adjusted for inflation ($25,675 for 2026); mandatory email ballots when no online voting system is adopted; virtual meetings with new notice rules; expanded official records with set retention; criminal penalties for records violations; and required fidelity bonding.

Does a Florida condo need a records website under HB 913?

Yes. A condominium of 25 or more units (with no timeshare units) must maintain an official records website or mobile app with a protected owner-only area, and post each required record within 30 days, effective January 1, 2026. It is separate from the DBPR online account.

When does a Florida condo have to present a substitute budget?

Automatically, whenever the proposed annual budget would raise assessments more than 115% of the prior year's assessments. The board must present a substitute budget with discretionary expenditures removed at the same meeting; owners may adopt it by a majority of all voting interests. FS 718.112(2)(e).

HB 913: what your Florida condo board actually has to do now.

By Carlos Castellano · Current as of July 16, 2026

Florida rewrote big parts of the condominium law in 2025. House Bill 913 took effect July 1, 2025, and it changed Chapter 718 across records, budgets, meetings, voting, and inspections. Most of it is not theory. It is a list of things your board now has to do, some of them on a deadline. Here is the short version, organized by what you actually have to act on.

How to read this article

BoardComply provides education and compliance tools, not legal advice. This article explains Florida law as we read it, with citations to the statutes. Where the law is unsettled we say so, and where regulators clarify a point we will update this article and note the change. For advice about your association’s specific situation, talk to a Florida community association attorney.

The dated deadlines, first

These are the ones with a date attached. Miss them and you are out of compliance, not just behind.

A records website, by January 1, 2026. A condominium of 25 or more units (no timeshare units) must keep an official records website or mobile app, with an owner-only protected area, and post each required record within 30 days of receiving or creating it. This is separate from your DBPR online account.
The structural integrity reserve study, by December 31, 2025. An owner-controlled association that existed on or before July 1, 2022 must complete a SIRS for each building three stories or higher. If a milestone inspection is due on or before December 31, 2026, the two can be done together, but the study cannot be completed after December 31, 2026.
Repairs within 365 days of a phase-two report. If a milestone inspection’s phase-two report finds substantial structural deterioration, repairs must begin within 365 days.

Budgets and reserves: the new math

A budget over 115% triggers a second budget. If next year’s proposed assessments come in more than 115% above this year’s, the board must automatically present a substitute budget with the discretionary items removed. Owners see both at the same meeting and may adopt the substitute by a majority of all voting interests. You no longer have to wait for owners to petition for it.
The reserve threshold is $25,675, not $25,000. Any item with a replacement or deferred-maintenance cost over the Division’s inflation-adjusted figure (the statutory base is $25,000; the Division publishes the adjusted number each February) has to be reserved for. Use the published number when you build the budget.
You can fund reserves with a loan, but only with an owner vote. Funding required reserves through a loan, a line of credit, or a special assessment now needs the approval of a majority of the total voting interests.

Meetings and voting go electronic

Virtual meetings are allowed for everything. Board, committee, and owner meetings can be held by video conference. Every notice has to carry a working link, a phone number, and a physical address where owners can attend in person, and the meeting has to be recorded and kept.
You have to accept email ballots. If your association has not adopted a formal online voting system, Section 718.128(7) requires it to designate an email address for ballots and to count the completed ballots sent there, so long as each one identifies the unit, carries the owner’s name, and arrives no later than the scheduled date and time of the meeting. The capitalized secrecy-waiver language goes in the email the association sends the owner, and a sworn affidavit that the account’s folders were reviewed earns a rebuttable presumption that they were.

Records and accountability got stricter

More documents are official records, with set retention. Keep governing documents and minutes permanently, inspection and SIRS records 15 years, most everything else 7 years, and bids and election materials 1 year.
The penalties are now criminal. A single intentional act of destroying, hiding, or refusing to produce records can be a crime, up to a third-degree felony. A director charged with a records crime is removed from the board.
Fidelity bonding is required for everyone who controls or disburses association funds.

What to do this week

Confirm whether your building needed a SIRS by December 31, 2025, and whether it is done.
If you have 25 or more units, get the records website stood up and start posting.
Before you send your next budget notice, check whether the proposed assessments clear 115%. If they do, prepare the substitute budget too.
Designate an email address for ballots if you do not run an online voting system.

For the fuller history of how these rules arrived, see what the 2024 and 2025 laws changed for Florida boards. When you are ready to log your required annual hour, the condominium board training covers this update.