Florida’s 2025 condominium reform, CS/CS/HB 913, took effect July 1, 2025. It is mostly about inspections, reserves, meetings and records, not security guards. But several of its changes affect how condo boards in Miami-Dade and Broward run their buildings day to day, and a good security provider can make compliance easier.
What HB 913 changed
- Milestone inspections now apply to buildings with three or more habitable stories, and counties must require associations to start repairs within 365 days of a phase two inspection.
- Structural integrity reserve studies (SIRS) got a deadline extension to December 31, 2025, and must include a baseline funding plan.
- Video conference meetings are allowed for board, budget and unit owner meetings, must be recorded, and the recordings become official records.
- Official records and websites: associations must keep items such as bank statements, ledgers and video recordings, post approved minutes from the last 12 months, and update the website within 30 days of changes.
For the full list of changes, see the Florida Senate bill summary. Your association attorney is the right person to confirm how each provision applies to your building.
Where security fits in
Contractor access during inspections and repairs
Milestone inspections and follow-up repairs bring engineers, contractors and crews into the building for weeks or months. A front desk or gate officer can verify who is on the approved vendor list, log every entry and exit, and keep work areas off-limits to residents.
Written logs support good records
Boards are under more pressure to document decisions and keep records organized. Daily activity logs and incident reports from your security team give the board and manager a clear, dated record of what happened on the property, which is useful when questions come up at meetings.
Budget planning
With reserve funding under closer scrutiny, boards need predictable security costs. Ask your provider for a written schedule, clear hourly rates and options, such as combining a staffed front desk with overnight mobile patrols, so you can match coverage to the budget.
Questions to ask your security provider
- Are all officers Florida Class D licensed, and is the agency Class B licensed under Chapter 493?
- How are contractor and visitor entries logged, and can we get those logs on request?
- Who supervises each shift, and how fast do you respond when a post is uncovered?
Learn more about our condo security services and HOA security services.
Truman Security is a Florida Class B licensed security agency (B1300316) serving Miami-Dade and Broward. Call (305) 647-3122 or request a free quote.
