HB 913 — Key Revisions to Chapter 718, the Florida Condominium Act

(This is a summary of key changes impacting residential condominiums; this is not an exhaustive list of all changes to Chapter 718 or otherwise implemented by HB 913.)

New & clarified definitions (§ 718.103)

• Adds "video conference" with notice, hyperlink/call-in, physical-site, and mandatory-recording requirements.

Association powers, records, insurance & investments (§ 718.111)

• Licensure check: boards must verify that every CAM/management firm is licensed and may cancel the contract if the license is suspended or revoked.
• Insurance: "adequate property insurance" tied to a replacement-cost appraisal every three years (or PML coverage for grouped communities).
• Official records expansion now includes meeting videos, committee meeting minutes, all bank statements and ledgers, all affidavits required by law, etc.
• Digital posting: condos with at least 150 units must post minutes, budgets, financials, bids, videos, etc., within 30 days on a website or phone app (effective Jan 1, 2026, the threshold drops to 25 units), and use of a phone app for this purpose is expressly permitted.
• Financial statements: Must be delivered within 21 days after completion and no later than 180 days after fiscal year end; electronic delivery and officer affidavit authorized.
• Investments: reserve money may be placed in insured bank products under a prudent-investor standard without an owner vote.

By-laws: meetings, budgets & reserves (§ 718.112)

• Video-conference meetings allowed for boards and members if recorded and a physical site within 15 miles is offered; notice must carry link & phone number.
• Budget cap trigger: if the proposed budget exceeds the cap, a compliant substitute budget must be proposed at the same meeting.
• Reserve rules: threshold for mandatory line items rises from $10k to $25k; SIRS items may not be waived except in narrow cases.
• Boards may meet reserve obligations via special assessment, loan, or line of credit (majority unit owner vote).
• SIRS "pause": After a recent milestone inspection, members may vote to pause/reduce SIRS funding for up to two consecutive budgets.

Hurricane-protection cost allocation (§ 718.113(5))

• When removal/re-installation of shutters, impact windows, etc., is needed for association work and the documents are silent, the board decides who pays.
• If the owner pays, the association must reimburse/credit; if the association pays, it may not later assess the owner for that work.

Emergency powers (§ 718.1265)

• Board evacuation orders are limited to circumstances where a government has issued a mandatory evacuation order; the association is immune from liability if residents refuse to leave. (see parallel change at § 719.128).

Electronic voting & e-mailed ballots (§ 718.128)

• If at least 25 % of the voting interests petition, the board must implement electronic voting for the next election.
• Even without a web platform, associations must accept e-mailed ballots sent to a designated address; statute prescribes form and bold waiver-of-secrecy disclosure.
• Affidavit of inbox review creates rebuttable presumption that ballots were counted.

Division (DBPR) enforcement (§ 718.501)

• Jurisdiction expanded to milestone-inspection compliance; the division must adopt investigative rules.

Future posting mandate reset (§ 718.111(12)(g) again, eff. Jan 1, 2026)

• Associations with 25 + units must post specified records on a secure website or downloadable mobile app within 30 days of creation/receipt.