Every condominium bill in Tallahassee died in March. The December deadline did not.

The Florida House passed a condominium bill on March 5 by 108 votes to 2. Eight days later it was dead in a Senate committee, and every other community association bill filed for the session was dead with it.

What that leaves is last year's law, unamended, and a deadline in December that nobody moved.

What new Florida condo laws took effect in 2026?

None that touch milestone inspections, structural integrity reserve studies, or how reserves are funded.

Section 553.899, which carries the inspection schedule, ends its amendment history at chapter 2025-175, Laws of Florida. Section 718.112, which carries the reserve study and the budget rules, ends at the same act. That was the 2025 session's work, and it is still the operative text.

Two general laws from 2026 reach chapter 718 at all, and neither one rewrites the safety framework.

The first is chapter 2026-14, the annual reviser's bill, approved by the Governor on March 30. It amended six association sections, including 718.112, and the note the reviser attached to each explains why: to correct cross-references after chapter 2025-175 renumbered subunits inside 718.112(2)(d). A paragraph that used to be (d)4 is now (d)5, and every statute that cited the old number had to be pointed at the new one. No requirement changed.

The second is chapter 2026-168, an act on nonprofit corporations that took effect on July 1. It reaches condominium boards through a route most session summaries do not cover, and it is the last section of this piece.

What died

Nine bills touching condominium or homeowners association law were filed for the regular session, which ran the constitutional 60 days from January 13 to March 13. Every one of them died.

CS/CS/CS/CS/HB 657, Community Associations. Four committee substitutes, a floor amendment, and a House vote of 108 to 2 on March 5. It went to the Senate the same afternoon, was referred to Rules, and died there on March 13. It would have rewritten official records access, turnover inspection reports, roofs, conflict of interest disclosure, and presuit mediation, and would have authorized circuit courts to run a community association court program.

SB 722, Condominium Structural Integrity Reserve Studies. Filed on December 3, 2025, by Senator Osgood. It would have authorized certain associations to waive or reduce reserve contributions by a majority vote of their members. It was referred to three committees, never appeared on an agenda, drew no analysis and no amendment, and died in Regulated Industries.

SB 1498, Community Associations. Reported favorably from Regulated Industries by 7 votes to 0 on February 3, then died in an Appropriations subcommittee.

The rest went the same way. SB 1744 on official records died in Regulated Industries. HB 1541 on audioconferencing died in a House subcommittee. HB 255 and SB 638, both titled Condominium Associations, died in committee. HB 465 died on the Second Reading Calendar and SB 822 died in Judiciary, both on community association management.

The deadline that did not move

Section 718.112(2)(g)7 gives associations that existed on or before July 1, 2022 and are controlled by unit owners a completion date of December 31, 2025 for the first structural integrity reserve study. Where a milestone inspection is due on or before December 31, 2026, the two may be done at the same time. Then the statute closes the door in eleven words: "In no event may the structural integrity reserve study be completed after December 31, 2026."

That sentence is now about five months from the front of the calendar, and the 2026 session did not touch it.

What the statute does allow is narrower than it is often described, and it is worth reading in the text rather than in a summary. Three provisions do real work.

Reserves for the study items may be funded by regular assessments, special assessments, a line of credit, or a loan. The last three require a majority vote of the total voting interests. Where an association takes a loan or a line of credit to fund repairs a milestone inspection or a reserve study calls for, the statute requires that it be large enough to cover the previously waived or unfunded portions as well.

There is also a pause. For a budget adopted on or before December 31, 2028, an association that completed a milestone inspection within the previous two calendar years may, on a majority vote, pause or reduce reserve contributions for no more than two consecutive annual budgets, for the purpose of funding the repairs that inspection recommended. It has to have a structural integrity reserve study performed before contributions resume, and it does not apply to a developer-controlled association or to one where the owners have held control for less than a year.

And the bar on voting reserves away is dated more precisely than most descriptions of it. It applies to a budget adopted on or after December 31, 2024, for the items the study covers, in an association that must obtain one. A multicondominium association can still vote for no reserves or reduced reserves where the division has approved an alternative funding method.

The one number that changed

$25,675.

That is the 2026 reserve threshold, posted by the Division of Florida Condominiums, Timeshares, and Mobile Homes, against $25,000 for 2025. It is the dollar line above which an item with a deferred maintenance expense or a replacement cost has to be reserved for, and it also sets the cutoff in the catch-all category of the structural integrity reserve study.

The posting is itself new. Section 718.112(2)(f)6 requires the division to adjust the figure annually for inflation and to publish it by February 1 of each year beginning in 2026, so this is the first year the obligation existed. The page carries three lines, one of which is a promise: the 2027 number will be posted by February 1, 2027.

The division shows no arithmetic, and the number reproduces on one assumption. The consumer price index for all urban consumers, series CUUR0000SA0, stood at 315.605 in December 2024 and 324.054 in December 2025. That is a 12-month change of 2.677 percent, which the Bureau of Labor Statistics reports at one decimal as 2.7 percent. Apply 2.7 percent to $25,000 and the result is $25,675.00, to the dollar. Apply the unrounded ratio and the result is $25,669.27.

So the department appears to have rounded the index first and the dollars second. That is the same order of operations visible in its estoppel certificate fee table, where the identical habit adds a dollar to the base fee.

The change that arrived through a different chapter

A condominium association must be a Florida corporation, for profit or not for profit, under section 718.111(1)(a). Paragraph (1)(d) of the same section then borrows the nonprofit standard of care wholesale: officers, directors, and agents discharge their duties "as required by s. 617.0830," in good faith, with the care an ordinarily prudent person in a like position would exercise under similar circumstances, and in a manner they reasonably believe to be in the interests of the association.

Chapter 2026-168 rewrote section 617.0830. The act says so above the section in a parenthetical of its own: substantial rewording of section.

Under the old text, all three duties sat in a single list. Under the new one, subsection (1) keeps good faith and best interests, and the care standard moves to subsection (2), where it attaches to a director "becoming informed in connection with a decisionmaking function or devoting attention to an oversight function" and asks for the care an ordinary prudent person in a like position "would reasonably believe appropriate under similar circumstances." The reliance provisions were expanded and reorganized, and a new subsection states that a director is not a trustee of the corporation or of property it holds in trust.

Section 718.111(1)(d) was not amended. It was reenacted, and the act states the purpose plainly: to incorporate the amendments to sections 617.0830 and 617.0834 in the references to them. The reenacted paragraph is word for word what it was, which means the condominium statute still recites the older formulation on its face while pointing at a section that no longer reads that way.

That took effect on July 1. It is the only change of 2026 that reaches how a Florida association board is judged, and it never appeared in a bill with the word condominium in the title.