At a glance
| Milestone inspection | Buildings 3+ habitable stories, by December 31 of the year they reach 30, then every 10 years |
|---|---|
| Reserve study (SIRS) | Required every 10 years; deadline for existing associations was December 31, 2025 |
| Buyer review window | 7 days, excluding weekends and legal holidays, after signing and receiving documents |
| City program | Boca Raton Building Recertification Inspection Program, Ordinance 5589 (2021) |
| 2026 law changes | No 2026 act changed the SIRS or milestone inspection rules |
What Florida condo law requires in 2025 and 2026
After the 2021 Surfside collapse, the Legislature passed SB 4-D in 2022 and followed it with HB 913 in 2025. HB 913 took effect July 1, 2025, and narrowed the rules to buildings that are three habitable stories or more. A community association analysis published in August 2026 found that no 2026 act changed the SIRS or milestone inspection frameworks, so the 2025 rules are the ones that apply to your purchase.
Milestone inspections (section 553.899, Florida Statutes) are due by December 31 of the year a building reaches 30 years of age, then every 10 years. A local building department can require the first one at 25 years because of conditions such as proximity to salt water. Phase one is a visual check by a licensed architect or engineer. If it finds substantial structural deterioration, a phase two inspection follows, and repairs must start within 365 days of that report.
Structural integrity reserve studies (section 718.112(2)(g)) must be completed at least every 10 years. They cover the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item with a deferred maintenance or replacement cost over $25,000. Associations must file a SIRS reporting form with the state within 45 days of completing one.
Why reserves and special assessments matter more now
For budgets adopted on or after December 31, 2024, owners of an association that needs a SIRS can no longer vote to waive or reduce reserves for the items the study lists. Those reserves can be funded through regular assessments, special assessments, lines of credit or loans, and the last three need a majority vote of the total voting interests.
HB 913 added some flexibility. A study must include a baseline funding plan that keeps the reserve cash balance above zero. If an association completed a milestone inspection in the previous two years, it can pause or reduce reserve contributions for up to two consecutive annual budgets, for budgets adopted through December 31, 2028, so the money goes to the repairs the inspection found. If you see a paused reserve line in the budget, ask which repairs it is paying for and when contributions restart.
The practical point: an older building with a thin reserve balance may need a special assessment or a loan. Compare the reserve schedule in the SIRS with the reserve lines in the current budget before you commit.
Boca Raton's own building recertification program
The City of Boca Raton adopted Ordinance 5589 on August 24, 2021, creating the Building Recertification Inspection Program in Section 19-162 of the city code. It covers condominium and cooperative buildings three stories or more, or 50 feet or taller, once they reach 30 years of age. For condo and co-op buildings within 3 miles of the coastline, the threshold is 25 years.
If the building is near the coast, check its age against both the state and city timelines. The city's recertification coordinator handles questions about a specific building. Many homes with a Boca Raton mailing address are outside city limits in unincorporated Palm Beach County, so first confirm which building department covers the parcel.
Documents to request when you buy a resale condo
Under section 718.503, a seller who is not the developer must give you the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the inspector-prepared summary of any milestone inspection, the most recent SIRS (or a statement that one has not been completed) and any turnover inspection report. HB 913 lengthened your cancellation window from 3 days to 7 days, excluding Saturdays, Sundays and legal holidays, counted from when you sign and receive the documents.
Use those 7 days. Then work through these checks with a local agent and, where needed, a real estate attorney:
- Confirm the building's number of habitable stories and the year it was completed, so you know which rules apply.
- Read the milestone summary. Ask whether a phase two inspection was triggered and whether the repairs have started.
- Compare the SIRS funding plan with the current budget's reserve lines.
- Ask in writing about approved, pending or proposed special assessments and association loans.
- Read the last 12 months of board minutes. Associations must post approved minutes on their website, and from January 1, 2026, associations with 25 or more units must give owners access to official records online.
- Check rental, pet and approval rules in the declaration and rules.
Our Florida condo buying guide covers the wider Florida process, and the home inspection checklist covers the unit itself, which the association reports do not.
Where Boca Raton's condos are, and what each area means for the checks
Downtown. The downtown core centers on Mizner Park, a shopping and dining center that also houses the Boca Raton Museum of Art. Zillow's typical home value for its Downtown neighborhood was $1,347,279 in August 2026, up 3.4% on the year. A newer building may not have reached its milestone inspection date yet, but a SIRS still applies once it is three habitable stories or higher.
The coast. Boca Raton has about two miles of beaches, including Red Reef Park, with condo buildings along the ocean and the Intracoastal Waterway. Buildings within 3 miles of the coastline fall under the city's 25-year threshold. If you are also weighing the coast outside city limits, see the Highland Beach guide.
West Boca. Many homes with a Boca Raton address west of the city limits are in unincorporated Palm Beach County, including several 55+ communities. Century Village at Boca Raton, for example, has three- and four-story buildings, so state rules can apply there too. ZIP 33434, which includes Century Village, had the lowest typical value of Boca Raton's nine ZIP codes at $254,999, up 5.7%. See the Boca Raton ZIP code guide for the full list.
How condo prices fit the wider Boca Raton market
Zillow's typical home value for Boca Raton was $576,824 in August 2026, up 3.7% over one year and 33.3% over five years. That figure blends houses and condos, so it is a guide to the market's direction, not a condo price. For condo comparisons, ask a local agent for recent closed sales in the same building and note which ones sold before and after a special assessment was announced.
The Boca Raton housing market page tracks inventory and days to pending. For carrying costs, add the association fee, any special assessment and property tax: see Palm Beach County property tax.
Common questions
Do all Boca Raton condos need a milestone inspection?+
No. Under section 553.899, Florida Statutes, milestone inspections apply to condo and co-op buildings three habitable stories or more. The first is due by December 31 of the year the building turns 30, then every 10 years. Boca Raton's own recertification program uses a 25-year threshold for condo buildings within 3 miles of the coastline, so check the building's age and location.
What is a structural integrity reserve study?+
A SIRS is a study of the reserves a condo association needs for the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and other items costing over $25,000. Associations with buildings three habitable stories or higher must complete one at least every 10 years. For budgets adopted on or after December 31, 2024, owners cannot vote to waive those reserves.
How long do I have to cancel a Boca Raton condo purchase after reading the documents?+
For a resale condo, section 718.503 gives you 7 days, excluding Saturdays, Sundays and legal holidays, after you sign the contract and receive the required documents. HB 913 extended the window from 3 days in 2025. The documents include the budget, the milestone inspection summary if one applies, and the most recent structural integrity reserve study.
Did Florida change its condo safety laws in 2026?+
Not in a way that changes these checks. HB 913 took effect July 1, 2025. A review of the 2026 session, published in August 2026, found that no 2026 act changed the SIRS, milestone inspection, records or election frameworks. The main 2026 change affecting associations was a rewrite of the nonprofit corporation act, Chapter 617.
Sources
- Florida Senate: CS/CS/HB 913 (2025) bill summary
- Florida Statutes: Section 553.899, mandatory structural inspections
- Florida Statutes: Section 718.112, bylaws (structural integrity reserve study)
- Florida Statutes: Section 718.503, disclosure prior to sale
- Florida DBPR: Milestone inspections and structural integrity reserve studies
- Florida DBPR: Condominium FAQs
- City of Boca Raton: Building Recertification Inspection Program
- CICSC: Florida 2026 community association legal landscape
- Real-ativity: Century Village Boca Raton
- Century Village Real Estate: Century Village Boca Raton
- Wikipedia: Boca Raton, Florida
- Zillow Research: Home Value Index, August 2026