Quick answer
Florida condo associations run on statutory deadlines: the proposed budget to owners at least 14 days before the budget meeting, the year-end financial report within 90 days of fiscal year end, board elections on a 60/40/14-day notice sequence, an insurance appraisal at least every 3 years, the milestone inspection at year 30 and every 10 years after, and a SIRS every 10 years.
Chapter 718 runs Florida condominium associations on deadlines, and most compliance failures are calendar failures: nobody wrote the date down. This page collects the recurring statutory deadlines in one place, grouped the way boards actually meet them. It is a reference, not a substitute for counsel; your documents can impose stricter requirements.
Every year
| 14 days | Proposed annual budget must be mailed, delivered, or electronically transmitted to every owner at least 14 days before the budget meeting. If proposed assessments exceed 115 percent of the prior year (excluding required reserves, certain structural repairs, and insurance), the board must simultaneously propose a substitute budget. |
| 90 days | Year-end financial report must be prepared, or contracted for, within 90 days after fiscal year end. Audited statements are required at $500,000 or more in annual revenues. |
| 21 / 180 days | The financial report or notice of availability goes to owners within 21 days of completion and no later than 180 days after fiscal year end. |
| 1 hour | Every director completes at least 1 hour of continuing education covering the prior year’s changes to Chapter 718. |
Every election cycle
| 60 days | First notice of the election date to every owner at least 60 days before the election. |
| 40 days | Candidates submit written notice of intent to run at least 40 days before the election. |
| 14 to 34 days | Second notice, with the ballot listing all eligible candidates, not less than 14 nor more than 34 days before the election. |
Multi-year cycles
| Every 3 years | Replacement cost of the insured property must be redetermined, by independent appraisal or an update of one, under s. 718.111(11). |
| Year 30, then every 10 | Milestone inspection for buildings three habitable stories or taller, due by December 31 of the year the building turns 30 (25 where the local official has adopted the earlier trigger), then every 10 years. Sealed Phase 1 report due within 180 days of written notice from the local official. |
| Every 10 years | Structural integrity reserve study (SIRS). Reserves for SIRS components cannot be waived in budgets adopted on or after December 31, 2024. |
When events trigger the clock
| 48 hours | Posted notice for regular board meetings; budget meetings require 14 days. |
| 10 working days | Official records must be made available within 10 working days of a written request, with a checklist of what was produced. |
| 90 days | Newly elected or appointed directors submit the written certification and 4-hour education certificate, generally within 90 days. |
| 90 days | After turnover, the developer delivers the association’s financial audit by an independent CPA. |
| 365 days | Repairs required by a Phase 2 milestone report must commence within 365 days of the local agency receiving the report, or sooner where local ordinance requires. |
| 120 days | Chapter 558 pre-suit construction defect notice, for associations representing more than 20 parcels, generally at least 120 days before filing suit. |
| 3 business days | Resale buyers may cancel within 3 business days of receiving the required condominium documents; 15 days on a developer sale. |
Dates reflect Chapter 718 and related statutes as amended through the 2025 session (HB 913). Your declaration, bylaws, or local ordinances can be stricter. Confirm current text with counsel before relying on any date here.
Common questions
What happens if the association misses a statutory deadline?
It depends on the deadline. Records violations create statutory penalties, missed milestone or SIRS obligations expose directors to breach-of-fiduciary-duty claims and code enforcement, and election notice failures can invalidate an election. The pattern is consistent: deadlines in Chapter 718 have teeth.
Who is responsible for tracking all of this?
The board, usually through its community association manager and counsel. A written annual compliance calendar, reviewed at the first board meeting of each fiscal year, is the simplest protection an association can adopt.
Related guides
This guide is educational, not legal or engineering advice. Statutes change and every building and declaration is different. Confirm how the law applies to your association with your attorney and a licensed professional. Figures current as of July 2026.