TALHASSEE — The Florida home on Wednesday overwhelmingly approved a plan aimed at alleviating financial tensions among apartment owners, setting up negotiations with the Senate ahead of next week, when the 2025 legislative meeting was scheduled.
The House and Senate bill addressed the Condominium Safety Act that passed after the 2021 collapse of the Champlain Towers South Mansion Building on Surfside, which killed 98 people.
The law passed in 2022 and tweaked in 2023 included the need for “milestone inspections” and “preliminary structural integrity investigations” of older buildings, and determining how much money should be reserved for future major repairs.
Milestone inspections are due to be completed by December 31 for certain older buildings with three or more stories. Some condo associations have hit owners with large ratings at the race to comply with deadlines. The rating is added to the homeowner’s regular association fees.
House Building sponsor Vicki Lopez, R-Miami, said Wednesday that her proposal (HB 913) is attempting to eliminate confusion over current requirements and provide “financial relief” to the Condominium Association.
A similar Senate proposal (SB 1742) allows condo associations to obtain loans to use their credit lines and fund repairs. The Senate bill, sponsored by Jennifer Bradley of the Republican Fleming Island, allows the Condominium Association to “temporarily suspend” reserve fund contributions for up to two years.
Rep. Anna Eskamani of D-Orlando said some of the credits for Lopez’s bill were “very helpful” for the owner of her district’s condominium.
“Many of our condo owners are on bonds, and the ability to meet the costs we established a few years ago is not realistic, so we hope that the safety of these buildings will not force individuals to leave the house.”
Lopez said her bill also makes it clear that only buildings with three habitable stories must follow milestone inspections. The issues she mentioned caused confusion.
The House bill also includes changes that allow condominium owners to vote electronically in condo association elections. Lopez said many condominium owners who do not live in their units are “disenfranchised” under current law. The proposal allows e-voting if at least 25% of owners request it.
The bill also prohibits repairs to businesses or people doing structural preparation research to avoid what Lopez calls a “clear conflict of interest.” The Senate version of the bill requires contractors or “design experts” to bid for structural preparation research.
Both the House and Senate plans require that the state’s Department of Business and Specialist Regulation overseeing the Condominium Committee create a standard form of a preliminary structural integrity investigation.
Under current law, the research covers features that affect the structural integrity or safety of a building, including a roof. Piping; structures such as walls that apply loads. Electrical systems; waterproof painting and exterior painting; and windows and exterior doors. The investigation also includes other items that delayed maintenance costs of more than $10,000, and will raise the House and Senate proposals to $25,000. Lopez said Wednesday that the proposed changes “provide flexibility to exclude certain low-cost repairs or alternatives from the research.”
The approval of the House bill came amid a clash between Republican House leaders and Gov. Ron DeSantis.
The governor hoped lawmakers would modify condo requirements during a special legislative session earlier this year. The regular sessions will begin on March 4th and end on May 2nd.
Appearing at Wednesday’s event at Fort Pierce, DeSantis swiped home on countless issues, including the condo law.
“You know, there are people who are colliding with these crushing valuations. They are on bonds. Many of them own condos entirely. They can’t afford to diverge over $100,000. “That’s what you should do, but they haven’t tried to do that yet.”
By Dara Cam
