For condominium associations in Florida, a range of legal and regulatory obligations govern their operations and help to ensure the well-being of residents and the preservation of their property values. Staying current with these requirements is paramount for condominium boards and managers as they navigate the complex compliance landscape. As we approach the midpoint of 2023, several significant deadlines loom on the horizon, demanding attention and proactive action from condominium communities statewide.
Two-Way Radio Communication Enhancement Systems:
By January 1, 2025, all high-rise buildings, as defined by the Florida Building Code, are required to comply with minimum radio strength for fire department communications and two-way radio communication enhancement systems as required by the Florida Fire Prevention Code. Existing high-rises that are not yet in compliance with the requirements must apply for an appropriate permit for the required installation with the local government agency having jurisdiction by January 1, 2024, and they must demonstrate that the building will become compliant by the January 1, 2025 deadline.
An owner, or owners, of a building that is three stories or more in height, as determined by the Florida Building Code, and that is subject in whole or in part to the condominium or cooperative form of ownership must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.
If a building reaches 30 years of age before July 1, 2022, the building’s initial milestone inspection must be performed by December 31, 2024.
If a building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed before December 31, 2025.
Structural Integrity Reserve Study (SIRS):
A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three stories or higher in height as determined by the Florida Building Code.
Associations in existence on or before July 1, 2022, and which are under unit owner control have until December 31, 2024 to complete a structural integrity reserve study. An association that is required to complete a milestone inspection on or before December 31, 2026 may complete the structural integrity reserve study simultaneously with such milestone inspection. In no event can a structural integrity reserve study be completed after December 31, 2026.
Budgets & Reserves:
There are eight items required to be reviewed with respect to the structural integrity reserve study and are now mandatory statutory reserves. Budgets adopted by associations required to complete a structural integrity reserve study cannot waive or reduce reserves for these particular items except that members of an association operating a multi-condominium may determine to provide no reserves or less reserves than required if an alternative funding method has been approved by the division.
The law prohibiting the waiver/reduction of reserves applies to budgets adopted on or after December 31, 2024.
From milestone inspections to fire safety compliance, these deadlines hold tremendous importance in maintaining the safety of condominium associations. Remember, the clock is ticking, and the countdown has begun. It’s time to conquer these deadlines and ensure a prosperous and compliant future for your Florida condominium.