Navigating the real estate market in 2025 as a Florida realtor means staying ahead of stringent condo regulations. With rising legislative requirements and safety measures, understanding what’s required for a compliant and successful condo sale is more crucial than ever.
Whether you’re representing the buyer or seller, this updated checklist and inspection guide powered by Florida Engineering LLC, the state’s #1 choice for property inspections will help you stay on track.
Table of Contents
- Association Approval
- Right of First Refusal
- Fees, Assessments & Litigation
- Fire Sprinkler Retrofit Disclosure
- Mandatory Non-Developer Disclosures
- Document Delivery Timeline
- Common Elements & Parking Clarifications
- Unit vs. Common Area Repairs
- Structural Safety Laws: Milestone & Reserve Studies
- Buyer Voidability Rights
- Units in Larger Buildings
- How Florida Engineering Supports Your Sale
Association Approval
Confirm whether the condo association must approve the buyer. If required:
- Approval should be obtained within 5 days (or a different specified period).
- Buyer and seller must promptly cooperate with application submissions.
Right of First Refusal
Some associations reserve the right of first refusal, allowing them or members to purchase the unit before an outside buyer.
- The contract is contingent on this right being declined in writing within a defined window.
- If exercised, the contract is voided, and buyer’s deposit is refunded.
Fees, Assessments, Prorations & Litigation
Sellers are required to disclose:
- Association dues and assessments
- Recreation area rents (if applicable)
- Any pending or ongoing litigation
- Responsibility for upcoming special assessments (buyer or seller) must be clearly assigned.
- Buyers should reimburse any prepaid fees.
Fire Sprinkler Retrofit Disclosure
Florida law requires disclosure if the association has opted out of a fire sprinkler retrofit.
- A written notice of this vote must be provided before closing.
Non-Developer Mandatory Disclosures
Buyers must receive:
- Declaration of Condominium
- Articles of Incorporation
- Bylaws
- Association Rules
- Latest Annual Budget
- Financial Statements
- FAQ Document
Buyers then have a 3-business-day window (excluding weekends/holidays) to cancel the contract.
Buyer Document Requests & Receipt Acknowledgement
Buyers can request the above disclosures in the purchase contract.
- Sellers must provide the documents at their own expense.
- Buyer must confirm receipt by checking the appropriate acknowledgment box.
Common Elements & Parking
Clearly define which common elements and parking spaces are included in the sale to avoid disputes later.
Inspections & Repairs
Sellers are only responsible for the individual unit, not common elements or areas unless otherwise stated.
Milestone Inspections & Structural Integrity Reserve Studies
New Florida laws require Milestone Inspections and Structural Integrity Reserve Studies for all condos 3+ stories tall:
Milestone Inspection Requirements
- Conducted at 30 years of age, or 25 years if within 3 miles of the coast
- Repeated every 10 years
- Phase 1: Visual structural inspection
- Phase 2: If deterioration is found, further (possibly destructive) testing is required
Structural Integrity Reserve Study (SIRS)
Required by Dec 31, 2024 for eligible condos:
- Determines the cost and timeline for future major structural repairs
- Must be conducted by a licensed engineer or architect
- Associations must maintain full funding for critical repairs (cannot waive or reduce reserves after 2024)
Associations must post reports, mail summaries, and update websites for owner transparency.
Buyer Rights (Voidability Clause)
Buyers can void the contract if required documents or disclosures aren’t provided on time.
- Late receipt allows a 3-business-day closing extension
- All waivers must be in writing
Shared Structures
If the condo unit is part of a larger, multi-owned building:
- Seller must disclose how costs, maintenance, and minimal common areas are shared.
How Florida Engineering LLC Supports Florida Realtors
Florida Engineering LLC is Florida’s #1 choice for fast, accurate, and reliable inspections. Their team includes 25+ experienced local engineers with Master’s degrees and deep knowledge of Florida’s unique environmental conditions.
Services Offered:
🔹 Commercial Inspections
- Milestone Inspections
- Structural Integrity Reserve Studies
- Turnover Studies
- Balcony & Roof Inspections
- Building Recertifications
- HUD & Phase-1 Environmental Site Assessments
- Infrared Thermography
🔹 Residential Inspections
- Foundation, Wind Mitigation & Fire Safety Inspections
- Unsafe Structure & Disclosure Reports
- ADA Compliance & Exterior Envelope Inspections
🔹 Sectors Served
- Residential & Multi-Family
- Retail, Office, Hospitality
- Healthcare, Education, Religious, Industrial
Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
Website: www.FLEng.com
Phone: (941) 391-5980 or 877-FLA-ENGS
Final Thoughts
2025 ushers in a new era of transparency, safety, and accountability in Florida condo sales. Realtors must now function as compliance navigators, ensuring their clients fulfill all disclosure, inspection, and safety requirements.
Partnering with a trusted firm like Florida Engineering LLC ensures a smoother process from pre-listing to post-closing. Fast. Accurate. Reliable.
The Building Recertification Experts – Florida’s Condominium Inspections
- Phone: 941-391-5980
- Email: contact@fleng.com
- Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
Connect With Us
Related Services
- Milestone Inspections
- Energy Calculation Services
- 25,30,40,50,60 Year Recertifications
- Pool Engineering Services
- Turnover Inspections
[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections and the legal obligations milestone inspections entail.]
