Florida Condo Buying in 2026: What Changed After SB 154

These rules also directly affect whether a condo is warrantable or non-warrantable, which can change down payment requirements and loan options. Buyers should understand this before touring units (see our full guide on Florida condo financing and mortgage approval).

1. What SB 154 Changed for Florida Condos in 2026

After Surfside, Florida passed new condo safety and funding rules. SB 154 refined those rules and clarified how associations must comply.

For buyers in Miami-Dade, Broward, and Palm Beach, that means:

• Older and coastal buildings must complete milestone structural inspections

• Associations must complete SIRS (Structural Integrity Reserve Studies) for key components (roof, structure, waterproofing, etc.)

• Certain components now require dedicated reserves that can't just be "waived away" by a vote

• Boards are under pressure to fix issues instead of deferring them

Big picture: buildings that used to "get by" with low dues and minimal savings now have to show real plans and real money behind their maintenance.

In many cases, SB 154 doesn't create problems; it reveals them. Well-run buildings are often safer and more financeable after compliance, even if dues are higher.

If you haven't yet, pair this with the deeper Florida condo financing and SB 154 guide for more detail on how these rules affect mortgage approval.

2. Safety First: Milestone Inspections and SIRS

In 2026, every serious buyer should ask:

• Has the building completed its milestone inspection?

• Has a SIRS been done?

• What did those reports say about concrete, balconies, waterproofing, and structure?

• Is there a plan and timeline to address any issues?

Green flags:

• Inspections and SIRS are done and shared

• There's a clear project list with realistic budgets

• Communication from the HOA feels organized and transparent

Red flags:

• Inspections are delayed or overdue

• The board is vague about results or "still reviewing" serious findings

• Owners are surprised by news of major issues

Safety and transparency are now as important as square footage.

3. Reserves and Assessments: Why Your Monthly Dues Are Changing

To meet SB 154 and SIRS‑related requirements, many associations had to:

• Increase monthly dues to fund reserves

• Levy special assessments to catch up on past under‑funding

• Rebuild their long‑term maintenance plans from the ground up

For buyers, that means:

• Higher dues are not automatically "bad" if they reflect real reserves and proactive planning

• Very low dues in an older building can be a warning sign that a big assessment is coming

• You must understand both:

• Regular monthly dues

• Any current or approved special assessments and how they're paid

What This Can Mean for Your Monthly Budget

In many South Florida condos, SB 154 compliance has resulted in:

• $75–$300/month increases in HOA dues

• One-time assessments ranging from $5,000 to $40,000+ per unit

• Higher insurance deductibles that impact reserve planning

These costs don't mean the building is "bad", but they must be factored into affordability before making an offer. This is especially common in older coastal buildings in cities like Miami Beach, Hallandale, Hollywood, Sunny Isles, and parts of Fort Lauderdale.

To dig deeper into special assessments and risk, see the dedicated guide on Florida condo assessments and what buyers must ask.

4. How SB 154 Affects Florida Condo Mortgage Approval in 2026

Lenders now look at the building as closely as they look at you.

A condo can be difficult or impossible to finance if:

• Reserves are well below what the SIRS or budget requires

• There are large, ongoing special assessments with no clear end in sight

• Recent inspections show serious structural issues that aren't fully addressed

• The association is in major litigation over construction or safety

• Too many units are investor‑owned or owners are behind on dues

Buildings that meet agency standards (Fannie/Freddie) are often called warrantable and are easier to finance. Those that don't can be non‑warrantable, which may require:

• Bigger down payments

• Fewer lender options

• Higher rates or cash‑only buyers

The fastest way to understand a building's status is to have your lender review:

• The condo questionnaire

• The budget and reserves

• Details on assessments, inspections, and litigation

Tip: If a listing agent can't quickly provide inspection summaries, reserve info, or assessment details, that's often your first warning sign.

For a deeper dive into warrantable vs non‑warrantable, see the companion post on why some Florida condos still aren't mortgage‑eligible in 2026.

5. How Buyers Can Check Building Health Early

Here's a simple process you can use before you get too attached to any condo in Miami-Dade, Broward, or Palm Beach:

1. Ask for key documents early in your inspection period

• Latest budget and financials

• Most recent milestone inspection summary

• Latest SIRS or reserve study (or written plan and deadline to complete it)

• Written details on current and approved special assessments

• Summary of any open litigation and the building's master insurance

2. Have your lender review the condo questionnaire

• Are reserves adequate under current rules?

• Are owner delinquencies and investor concentration within guidelines?

• Are there structural concerns, major assessments, or lawsuits that could make the building non‑warrantable?

3. Decide with data, not emotion

• Does the building look safe, funded, and insurable?

• Does the total monthly cost (mortgage + taxes + insurance + dues + assessment payments) still feel comfortable?

• If not, it may be time to walk away and keep looking.

Not Sure if a Condo You Like Is Actually Financeable, or Headed for a Major Assessment?

If you're shopping for a condo in Miami-Dade, Broward, or Palm Beach, we can help you understand SIRS, assessments, and financing eligibility before you commit.

• Get pre‑approved in minutes: Start your application now so we can review both your numbers and your target buildings.

• Explore condo‑friendly programs and buyer guides: Learn about Florida condo financing, reserves, and first‑time buyer options.

• Book a strategy call: Schedule a call to walk through specific buildings, inspection reports, and approval risks together.

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