Last updated: July 27, 2026 · Worldwide Property Services
Florida law now holds condo associations and HOAs to strict maintenance and inspection standards, most recently updated by House Bill 913, which took effect July 1, 2025. If your building is three stories or taller and 30 years old or more, a licensed structural engineer must complete a milestone inspection before your next deadline. Associations that miss the deadline face daily fines and restrictions on using their reserves for anything other than required repairs. For South Florida condo owners and board members in Miami-Dade, Broward, and Palm Beach counties, understanding which maintenance tasks fall on the association versus the unit owner is essential for staying compliant and avoiding personal liability. Worldwide Property Services has served South Florida HOAs and condo boards since 1989, handling pest control, pressure washing, gutter cleaning, lawn care, and maintenance inspections across hundreds of properties each year. Call (888) 600-4915 for a free property analysis.
What does Florida law require condo associations to maintain?
Under Florida Statute Chapter 718, condo associations must maintain all common elements. This includes exterior walls, roofs, hallways, elevators, recreational areas, pools, and shared plumbing and electrical systems. Unit owners are generally responsible for the interior of their unit and any fixtures they installed.
Your building's declaration of condominium can shift some of these responsibilities, so always verify with your governing documents before assuming who pays for what. That said, certain items are almost universally the association's responsibility in Florida:
- Roof, structure, and exterior walls
- Hallways, stairwells, and lobbies
- Elevators and ventilation systems
- Pools, fitness centers, and common areas
- Pest control in common areas
- Gutters, downspouts, and roof drainage
- Irrigation and landscaping of common areas
HOAs governed under Chapter 720 follow similar principles, though the scope varies significantly by each community's CC&Rs. State law sets the floor; your governing documents can raise that floor.
Official source: Chapter 718 — 2025 Florida Statutes (flsenate.gov)
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Call: (888) 600-4915What is the Florida milestone inspection requirement for condos?
House Bill 913, effective July 1, 2025, requires any condo or cooperative building that is three stories or taller and 30 years old or more to be inspected by a Florida-licensed architect or engineer. Buildings located within three miles of the coast must be inspected at 25 years of age.
The inspection has two possible phases. Phase 1 is a visual inspection of load-bearing elements and primary structural systems. If the inspector identifies substantial structural deterioration, a Phase 2 inspection is triggered, which is a deeper engineering analysis that may require invasive testing.
The milestone inspection report must be submitted to the local building official. Once the inspection is complete, the association must distribute the report to all unit owners. Verify current deadlines with the Florida DBPR, as timelines can shift with subsequent legislation.
Official source: DBPR Condominium Inspections (myfloridalicense.com)
What is a Structural Integrity Reserve Study (SIRS)?
A Structural Integrity Reserve Study, or SIRS, is a financial analysis that identifies the expected cost and timing of major repairs to the structural components of a condo building. Florida law now requires condo associations to fully fund their SIRS reserves.
This means associations can no longer vote to waive or reduce reserves for structural components the way they could under older rules. The SIRS must be prepared by a licensed structural engineer or reserve specialist.
Components covered by the SIRS include plumbing and electrical systems, roof structure, exterior walls, window and door systems, pool decks, and any other item the engineer determines is structural in nature.
Who is responsible for pest control in a Florida condo?
In most Florida condominiums, the association is responsible for pest control in common areas: hallways, lobbies, exterior grounds, and any space that is not an individual unit. Unit owners are responsible for pest control inside their own unit.
There are important exceptions, however. If an infestation originates in the building structure, shared wood, or shared plumbing, the association typically bears responsibility regardless of where the insects are found at the time of inspection. Flying termites (swarmers) emerging from a slab or beam are typically the association's responsibility.
Quarterly professional pest control for common areas is widely considered a standard of care for Florida HOAs. Communities that skip this service risk infestations spreading from common areas into individual units, which significantly complicates liability.
Worldwide Property Services is an NPMA member and uses pet-safe formulas approved for multifamily use. Our quarterly HOA and condo program includes perimeter treatment, crawling insect control, mosquito reduction, cockroach control, and rodent monitoring in common areas.
See our HOA pest control program
What does the HOA maintain versus the unit owner?
The most common question from condo owners: when something breaks, who pays? The answer depends on whether the item is a common element, a limited common element, or part of the individual unit.
| Item | Association | Unit Owner | Notes |
|---|---|---|---|
| Roof and structure | Yes | Always association | |
| Exterior walls | Yes | Including exterior paint | |
| Hallways and lobbies | Yes | Common elements | |
| Gutters and downspouts | Yes | When serving the whole building | |
| Pest control (common areas) | Yes | Quarterly is standard | |
| Lawn and landscaping | Yes | Common areas | |
| Unit interior | Yes | Walls, floors, fixtures | |
| Pest control (inside unit) | Yes | Unless structural origin | |
| Individual A/C unit | Yes | Verify with your documents | |
| Balcony (floor and rails) | Yes | Limited common element, association maintains structure |
This table reflects common patterns under Chapter 718. Your declaration of condominium or CC&Rs can modify these assignments. Always verify with your governing documents and a community association attorney.
What happens if a Florida condo association misses the inspection deadline?
The consequences of missing milestone inspection deadlines are serious. The Florida DBPR can levy daily fines until the inspection is completed. Additionally, the local government may restrict occupancy of the building until required inspections are completed and identified issues are addressed.
Associations that fail to comply also face restrictions on using their reserve funds for purposes other than required structural repairs. Individual board members may face personal liability for failing to exercise due diligence in meeting these requirements.
How can Worldwide Property Services help your HOA or condo board?
Since 1989, Worldwide Property Services has been the go-to maintenance provider for HOA and condo communities across Palm Beach, Broward, and Miami-Dade. We offer an advantage no other provider can match: all six services your property needs under one contract.
- Pest Control
NPMA quarterly program for common areas. Termites, cockroaches, mosquitoes, rodents.
- Wildlife and Rodent Control
Humane removal, exclusion, and attic decontamination. Written warranty.
- Cleaning and Maintenance
Pressure washing of driveways, walkways, and garages. Gutter cleaning, screen repair.
- Lawn Care
Weekly or bi-weekly mowing, fertilization, palm trimming, irrigation.
- Water Purification
Filtration for buildings with water quality concerns. WQA certified.
- Concierge Property Care
Vendor coordination, vacant property checks, mail handling.
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