11/20/2025
🏢 Florida SB 154 Condo Reserve Law: 2025–2026 Guide for Pinellas County Buyers & Sellers
Florida’s SB 154 condo reserve law reshaped how every condo association in Pinellas County manages inspections, reserve funding, and structural reporting. Whether you’re buying or selling, these new rules affect insurance, monthly fees, special assessments, resale timelines, and building eligibility for financing.
This guide breaks down what SB 154 requires, how Pinellas associations are responding, and what you should look for before purchasing — or listing — a condo in Clearwater, St. Petersburg, Madeira Beach, Treasure Island, Indian Rocks Beach, and the surrounding Gulf Coast communities.
Quick Answer
Florida’s SB 154 condo reserve law requires milestone inspections, structural reserve studies (SIRS), and full funding of critical building components for most 3+ story condo buildings. In Pinellas County, this impacts monthly dues, special assessments, insurance costs, and financing eligibility. Buyers and sellers should review a building’s inspection status, reserves, and upcoming assessments early, as these factors now play a major role in condo value and marketability.
Table Of Contents
📌 SB 154 at a Glance
SB 154 updates Florida’s condo inspection and reserve laws, impacting structural safety requirements and reserve funding. Pinellas County’s older coastal buildings feel the biggest impact.
- Mandatory milestone inspections for 3+ story buildings 🏗️
- SIRS reserve studies every 10 years
- No waiving structural reserves for critical components
- Expanded disclosures for sellers
- State reporting for transparency
🏗️ Milestone Inspections
Milestone inspections evaluate structural safety and are required for buildings:
- 3+ stories tall
- 30+ years old (or 25+ years for coastal buildings)
Phase 1: Visual evaluation
Phase 2: Destructive testing if deterioration is found
🔍 SIRS: Structural Integrity Reserve Study
The SIRS identifies structural components requiring long-term funding:
- Roof systems
- Load-bearing walls
- Floor slabs
- Fireproofing
- Electrical/plumbing affecting structure
- Exterior windows/doors
SIRS sets the minimum required structural reserves — no longer waivable.
💰 Reserve Funding Rules
SB 154 prohibits members from voting to waive or reduce structural reserves. Budgets must now:
- Match SIRS requirements
- Fund structural components fully
- Reflect realistic life-cycle costs
Expect higher dues in older or coastal associations.
📉 Special Assessments in 2025–2026
As associations catch up on deferred maintenance, many Pinellas buildings are issuing:
- Structural repair assessments
- Insurance-driven assessments
- Multi-year restoration projects
These are most common in Clearwater Beach, Sand Key, Madeira Beach, Redington, and Treasure Island.
🛡️ Insurance Impacts
Insurance carriers evaluate milestone and SIRS data closely. Expect:
- Higher premiums
- Coverage changes or non-renewals
- Higher windstorm deductibles
Coastal buildings face the biggest impacts from insurance changes.
See also: Flood Zones in Pinellas County
🏦 Financing & Lender Rules
Lenders now require:
- Milestone inspection reports
- SIRS findings
- Reserve schedules
- Budget summaries
- Documentation of structural repairs
Non-compliant buildings may lose mortgage eligibility.
🧭 What Buyers Need to Check
Before writing an offer, review:
- Milestone status
- SIRS completion date
- Reserve balances
- Special assessments
- HOA budget
- Meeting minutes
📚 Explore related Pinellas condo and coastal guides:
- Luxury Condos for Sale in Downtown St. Pete
- Sand Key to St. Pete Beach Guide
- Downtown St. Petersburg Luxury Condos: Waldorf Astoria, Art House & 400 Central
- St. Petersburg’s Walkable Neighborhoods
📋 What Sellers Need to Prepare
Sellers should gather:
- Milestone reports
- SIRS documents
- Reserve schedules
- Assessment details
- Insurance summaries
❓ FAQs About SB 154
1. Does SB 154 apply to all condos?
It applies to buildings three stories or higher; some smaller buildings have modified requirements.
2. What happens if a building fails its milestone inspection?
The association must perform Phase 2 testing and complete structural repairs based on engineer recommendations.
3. Can an association postpone milestone inspections?
No. Deadlines are mandatory, and non-compliance affects insurance and financing.
4. Is the SIRS required for every condo building?
Yes, for buildings governed by a condominium association with structural components requiring reserves.
5. Can owners vote to waive structural reserves?
No. Structural reserves are no longer waivable under Florida law.
6. Will condo dues go up because of SB 154?
Many associations will see increased dues to meet reserve funding requirements.
7. Can lenders deny financing if the building is non-compliant?
Yes. Lenders may decline loans if structural issues or underfunded reserves are found.
8. Are coastal buildings affected differently?
Yes. Coastal buildings age faster due to salt exposure and often face earlier deadlines and higher repair needs.
9. Does SB 154 impact short-term rental condos?
Yes. All 3+ story condo buildings are subject to structural requirements regardless of rental rules.
10. Does SB 154 affect property values?
Buildings with strong reserves and completed inspections may see increased demand; buildings with large assessments may see slower sales.
📞 Get Local Guidance
Explore related Pinellas condo and coastal guides:
- Luxury Condos for Sale in Downtown St. Pete
- Sand Key to St. Pete Beach Guide
- Downtown St. Petersburg Luxury Condos: Waldorf Astoria, Art House & 400 Central
- St. Petersburg’s Walkable Neighborhoods
Buying or selling a condo under SB 154 requires accurate building documents, risk evaluation, and the right strategy. I help clients navigate inspections, reserves, insurance, and resale timelines.
Todd Howard, Realtor® | Charles Rutenberg Realty
GRI • RENE • PSA • SRS • ABR
Serving Pinellas County since 2018
📞 (727) 304-3398 • 📨 toddhowardpa@gmail.com
Sources
- The Florida Bar – Real Property, Probate and Trust Law Section (RPPTL)
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Florida Condominium Act (Chapter 718, Florida Statutes) – Online Sunshine
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Florida DBPR – Division of Condominiums, Timeshares & Mobile Homes
