Learning from Tragedy: Florida's Historic Reforms

The June 2021 collapse of Champlain Towers South in Surfside, Florida, killed 98 people and exposed critical failures in how condominiums are inspected, maintained, and governed. In response, Florida passed Senate Bill 4-D, the most comprehensive condo safety legislation in the state's history.

Milestone Inspection Requirements

Under the new law, condominium and cooperative buildings three stories or higher must undergo:

Phase 1 Inspection (Visual)

Buildings 30+ years old (25+ years if within 3 miles of coastline)

Must be completed by licensed architect or engineer

Determines if Phase 2 is needed

Phase 2 Inspection (If Required)

More invasive testing of structural components

Required if Phase 1 reveals potential deterioration

May include concrete coring, rebar testing, and load analysis

Structural Integrity Reserve Studies (SIRS)

Perhaps the most impactful change is the **mandatory reserve funding** requirement:

Full reserve funding required for structural components

No more waiving reserves through owner vote

Must include: roof, load-bearing walls, foundation, plumbing, electrical, waterproofing, windows, and any item with deferred maintenance exceeding $10,000

Timeline for Compliance

What This Means for HOA Boards

**Special assessments may be unavoidable** to fund previously deferred maintenance

**Insurance costs will increase** for buildings with deferred structural repairs

**Transparency is now law** - owners must receive milestone inspection reports

**Board members face personal liability** for knowing non-compliance

Lessons for California HOAs

While California has different regulations (SB 721, SB 326), the principles apply universally:

Deferred maintenance is deferred risk

Adequate reserves protect everyone

Regular inspections prevent catastrophe

The Surfside tragedy reminds us that HOA governance isn't just about aesthetics and parking rules—it's about life safety.

Having advised HOA management companies for over two decades, I've seen boards struggle with the tension between keeping assessments low and maintaining aging infrastructure. Post-Surfside, that calculation has fundamentally changed.

Building Age/Location	Initial Inspection Deadline
30+ years old	December 31, 2024
25+ years, coastal	December 31, 2024
Reaching threshold	Within 1 year of anniversary

Florida Condo Safety Reforms: The Surfside Collapse Legacy and What It Means for HOAs