New Florida regulations bring important changes to condominium reserve funding, making careful planning especially important as associations prepare their 2027 budgets.

Effective October 4, 2026, Florida's Department of Business and Professional Regulation (DBPR) amended Administrative Rule 61B-22.005, providing additional guidance on how condominium associations calculate, maintain and fund their reserves. The changes implement requirements under Florida Statute Chapter 718, including provisions concerning Structural Integrity Reserve Studies (SIRS).

For condominium associations throughout Sarasota, Bradenton and Venice, these changes deserve particular attention as boards prepare their annual budgets.

What Has Changed?

The updated regulations clarify several important areas of condominium financial management.

1. Reserve Funding Must Reflect Current Studies

Condominium associations required to complete a Structural Integrity Reserve Study must ensure their reserve funding aligns with the applicable study and its funding recommendations. If an association makes significant changes to its funding approach, including using special assessments or financing, an updated study may be necessary before adopting its budget.

2. Changes to Reserve Accounting Methods

The regulations clarify how associations may use pooled reserves or straight-line accounting. These methods determine how money is allocated and accumulated for future repairs and replacements. Boards may change between these accounting methods without a membership vote, but they must continue satisfying applicable funding requirements.

3. Structural Integrity Reserve Studies Remain Essential

For qualifying condominium buildings that are three habitable stories or higher, SIRS requirements address major building components, including roofs, structural systems, plumbing, electrical systems and waterproofing. These studies help determine how much money associations should accumulate to pay for future repairs and replacements.

4. Reserve Funding Cannot Simply Be Waived

Under Chapter 718, condominium associations required to maintain SIRS reserves generally cannot vote to waive or reduce funding for the covered structural components. Certain statutory exceptions and alternative funding provisions may apply, but boards should not assume that owners can simply vote to eliminate these reserve contributions.

Why Does This Matter to Condominium Owners?

Reserve funding directly affects an association's financial stability and the assessments paid by condominium owners. Insufficient reserves can lead to unexpected special assessments or difficulties financing necessary repairs. Conversely, careful reserve planning helps associations prepare for major expenses while maintaining the buildings and common property they are responsible for protecting.

What Should Boards Do Now?

With 2027 budgets being prepared, condominium boards should review their reserve studies, verify current funding balances and ensure proposed contributions comply with the latest requirements. Boards should also work closely with their management companies, reserve-study professionals, accountants and association attorneys when necessary.

The Bottom Line

Florida's updated reserve regulations reinforce the importance of responsible financial planning and long-term building maintenance. For condominium boards, understanding these requirements today can help avoid financial surprises tomorrow.

At C&S Community Management, we believe that informed boards, careful budgeting and proactive financial management are essential to protecting the communities we serve.

C&S Community Management

Serving condominium and homeowners associations throughout Bradenton, Sarasota and Venice.

www.cscmsi.com

Florida has established new administrative rules governing education for homeowners association board members, making it more important than ever for directors to understand their responsibilities.

Effective September 7, 2026, the Florida Department of Business and Professional Regulation (DBPR) implemented Administrative Rule 61B-19.004, establishing formal standards for HOA board member certification and continuing education courses. The rule supports education requirements already established under Florida Statute Chapter 720.

For the thousands of volunteer HOA board members throughout Florida, including those serving communities in Sarasota, Bradenton and Venice, understanding these requirements is essential.

What Training Is Required?

Under Florida Statute 720.3033, newly elected or appointed HOA directors must complete a state-approved board member education course within 90 days of joining the board. The initial certification is valid for up to four years and covers important responsibilities, including financial literacy, transparency, recordkeeping, fines, meeting notices and association governance.

In addition to initial certification, HOA board members must complete continuing education annually:

• Associations with fewer than 2,500 parcels: At least four hours each year.

• Associations with 2,500 or more parcels: At least eight hours each year.

Directors who fail to submit the required educational certificate on time are subject to suspension from the board until they comply.

Florida Offers Free Online Classes

Fortunately, Florida's DBPR provides free educational opportunities to help board members meet their requirements. Classes are offered online, and the state maintains a calendar listing upcoming sessions, including Board Member Certification, financial management, elections, budgets, reserves and other association-related subjects. Board members can review upcoming classes and register directly through the state's website.

Florida DBPR Education Calendar and Registration:

https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/event-calendar/

The Department also offers a free, online Board Member Certification course, allowing directors to complete their initial training at their convenience.

Florida DBPR Education and Self-Paced Courses:

https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/education/

Board members should verify that any course they select qualifies for the particular certification or continuing education requirement they need to satisfy.

Why Board Member Education Matters

Serving on an HOA board involves much more than attending meetings and making decisions about community improvements. Directors are responsible for overseeing association finances, understanding governing documents, maintaining official records and making decisions that affect their neighbors and property values. Continuing education helps board members stay informed about changes in Florida law and better understand the responsibilities entrusted to them.

The Bottom Line

Florida's expanded HOA board education requirements reflect the increasing responsibilities placed on volunteer directors. Whether you are newly elected or have served on your board for years, staying current with the state's education requirements is an important part of responsible association governance.

At C&S Community Management, we believe knowledgeable boards, sound financial oversight and ongoing education are essential to building stronger communities.

C&S Community Management

Serving condominium and homeowners associations throughout Bradenton, Sarasota, Venice and St. Pete.

www.cscmsi.com

Recent lawsuits on Florida's west coast highlight the importance of protecting association funds and choosing contractors carefully. When a condominium or homeowners association needs major repairs, selecting the right contractor is one of the most important decisions its board of directors will make. A recent lawsuit filed by Florida's Attorney General serves as a reminder of what can happen when proper safeguards are not in place.

On September 25, 2026, at a Sarasota news conference, Florida Attorney General James Uthmeier announced a lawsuit against two Naples-based construction companies and six individuals, alleging deceptive business practices involving hurricane-related repairs following Hurricanes Ian and Milton. According to the Attorney General's Office, at least 80 consumers across Florida, including residents of Sarasota and Manatee counties, filed complaints. The complaints involved more than $1 million allegedly paid for repairs that were not completed as promised. The allegations are being contested and have not been established by a final court ruling.

While this lawsuit primarily concerns individual homeowners, the lessons are equally important for condominium and HOA boards responsible for spending association funds.

Five Precautions Every Association Board Should Take

1. Verify Contractor Licensing and Insurance

Before signing an agreement, confirm that the contractor holds the appropriate Florida license and carries adequate insurance. Licensing can be verified through the Florida Department of Business and Professional Regulation (DBPR).

2. Obtain Written Proposals

For significant projects, obtain detailed written proposals that clearly describe the work, materials, estimated costs and completion schedule. Associations should also follow applicable competitive-bidding requirements.

3. Carefully Review Contracts

Contracts should establish payment schedules, project responsibilities, warranties and procedures for changes in the scope of work. Larger projects warrant review by the association's attorney and engineer.

4. Avoid Excessive Upfront Payments

Boards should be cautious about substantial advance payments. Whenever practical, payments should be tied to documented progress and completed work rather than promises of future performance.

5. Maintain Oversight Throughout the Project

Approving a contractor is only the beginning. Regular progress reports, appropriate inspections and careful review of invoices help ensure the association receives the work it is paying for.

Professional Management Makes a Difference

Condominium and HOA boards are responsible for protecting their communities' financial interests. Experienced professional management can assist boards with contractor screening, obtaining proposals, coordinating projects and maintaining financial controls.

At C&S Community Management, we believe that informed decisions, sound financial oversight and clear communication are essential to protecting the communities we serve. Whether your association is planning routine maintenance, hurricane repairs or a major restoration project, taking the right precautions today can help prevent costly problems tomorrow.

Many homeowners ask: “Why do our association fees keep going up when we're not seeing anything new?

The reality is that maintaining a community costs more today than it did even a few years ago. Insurance, landscaping, utilities, labor, building maintenance, and professional services all add up. And in Manateea, Sarasota Counties, along with all of Florida, condominium associations in particular also face changing safety and reserve requirements. None of that is necessarily visible day to day.

Think about it this way. When the roofs aren't leaking, the landscaping looks good, the pool is clean, and the lights stay on, it can be easy to overlook what it takes to keep it that way. Sometimes, the best evidence of a good board and management is that nothing appears to have changed. Keeping assessments artificially low by postponing maintenance may feel good in the short term, but it often leads to expensive special assessments later.

Responsible budgeting is about balancing today's needs with tomorrow's obligations.  No community wants to see its appearence decline and face special assessments.  At C&S Community Management, we recomend to boards that the goal isn't to have the lowest fees. It's to get the best value for every dollar.  Stronger communities, brighter tomorrows.

Most Florida condominium board members know that their association is primarily governed by Chapter 718, Florida Statutes. HOA board members are similarly familiar with Chapter 720. But there is another chapter that matters to both: Chapter 617, the Florida Not For Profit Corporation Act.  That is particularly important in 2026 because Florida lawmakers approved a significant rewrite of Chapter 617 that took effect July 1, 2026.

Why Does Chapter 617 Matter?

Most Florida condominium and homeowners associations are organized as not-for-profit corporations. As a result, Chapter 617 can apply to many aspects of an association's corporate governance, including directors and officers, meetings, voting, records and conflicts of interest.

Chapter 617 specifically recognizes its relationship with community association law. It applies to corporations regulated under Chapters 718 and 720, but when its provisions conflict with those more specific statutes—or Chapters 718 or 720 provide otherwise—the association-specific statute controls.

What Changed?

The 2026 revisions updated numerous provisions governing Florida not-for-profit corporations. One example particularly relevant to association boards involves director conflicts of interest. The revised law provides more detailed standards concerning when a director has an interest or relationship that could create a conflict, including certain familial, financial, professional and employment interests. For volunteer board members, this is a good reminder that answering a governance question isn't always as simple as opening Chapter 718 or 720.

What Should Boards Do?

Boards don't need to become experts on Chapter 617. They should simply recognize that their association operates under several layers of authority—including its declaration, articles of incorporation, bylaws and applicable Florida statutes.

When an important governance question arises, particularly one involving director responsibilities, conflicts, voting or corporate procedures, Chapter 617 may need to be considered along with Chapter 718 or 720.  For specific and difficult questions, contacting your association attorney can be best.

The bottom line: Florida condominium associations may primarily live in the world of Chapter 718 and HOAs in Chapter 720, but in 2026 there is another number boards should remember: Chapter 617.

C&S Community Management Services, Inc. provides professional community association management services throughout Southwest Florida. This article is provided for general educational purposes and is not intended as legal advice.

Condominium boards routinely make decisions involving substantial amounts of association money. Roof replacements, structural repairs, painting projects, concrete restoration, and other major work can easily involve hundreds of thousands—or even millions—of dollars.

A recent South Florida criminal case provides a timely reminder of why strong financial controls are so important. Prosecutors in Miami-Dade County recently announced felony charges against a condominium property manager and a contractor in connection with an alleged kickback scheme involving approximately $186,000. Authorities allege that kickbacks were disguised as personal loans and incorporated into inflated construction costs.

What safeguards does your association have when approving and paying for a major project?

1. Obtain and Compare Competitive Proposals

For significant projects, boards should have a clearly documented process for obtaining and evaluating proposals. Price is important, but it should not be the only consideration. Boards should also evaluate contractor experience, licensing, insurance, references, warranties, project specifications, and whether each contractor is actually bidding on the same scope of work. A dramatically lower—or higher—bid deserves additional scrutiny.

2. Keep the Board Involved

A community manager can be extremely valuable in gathering information, coordinating vendors, and helping a board through a major project. But the ultimate financial decisions belong to the association's board. Board members should understand what is being purchased, how the contractor was selected, what the contract requires, and how payments will be authorized. No single individual should have unchecked control over contractor selection, contract approval, and payment.

3. Require Disclosure of Potential Conflicts

Transparency is one of the simplest and most effective protections available to an association. Board members and managers should disclose relationships or financial interests that could create—or even appear to create—a conflict involving a proposed vendor. Boards should be particularly cautious about undisclosed commissions, referral payments, gifts, personal loans, or other financial arrangements involving individuals participating in the vendor-selection process.

4. Match Payments to the Work

Major construction contracts frequently include progress payments as work is completed. Before substantial payments are released, the association should have procedures for confirming that the corresponding work has actually been performed. Depending upon the size and nature of the project, that may include documentation from the contractor and review by the association's engineer, architect, or other appropriate professional. The board should also understand change orders before approving additional expenditures.

5. Maintain Good Records

An association should be able to reconstruct how a major financial decision was made. That means maintaining proposals, contracts, meeting records, invoices, payment documentation, change orders, professional reports, and other relevant records. Good documentation protects the association, assists future boards, and helps demonstrate that decisions were made through a reasonable and transparent process.

Good Controls Protect Everyone

Most association board members, managers, and vendors are trying to do their jobs properly. Strong financial controls should not be viewed as evidence that anyone is suspected of wrongdoing. They are simply good business practices.

When hundreds of thousands of dollars belonging to homeowners are involved, checks and balances protect the association, its board members, its management team—and ultimately every owner whose assessments are paying for the project.

At C&S Community Management, we believe good community management includes helping boards establish organized, transparent processes so they can make informed decisions and properly protect association funds.

This post is provided for general educational purposes and is not intended as legal, accounting, or financial advice.

Florida Condo Insurance: Why Association Budgets Can Still Rise Even as the Market Improves

Florida property insurance has generated some encouraging headlines recently. After years of rapidly increasing premiums, insurer insolvencies, and limited coverage options, there are indications that portions of Florida’s insurance market are beginning to stabilize.

For condominium associations, however, “the market is improving” does not necessarily mean “our insurance premium is going down.”  As condominium boards prepare their budgets, insurance can remain one of the largest and most unpredictable expenses facing an association.

Citizens Rates Illustrate the Challenge

Citizens Property Insurance Corporation’s commercial rates effective July 1, 2026, provide a good example.  Citizens reported an average statewide rate increase of approximately 7.7% for commercial residential multiperil condominium association policies and approximately 14.1% for commercial residential wind-only condominium association policies.

Those are statewide averages, and an individual association’s actual premium change can be considerably different depending upon the property, location, construction, coverage, claims history, valuation, and other underwriting factors.

Nevertheless, the numbers demonstrate an important point for condominium boards: Improvement in Florida’s overall insurance market does not automatically translate into lower insurance costs for every condominium association.

Why This Matters When Preparing the Association Budget

Insurance premiums don’t exist in isolation. Many Florida condominium associations are simultaneously dealing with increased construction and maintenance costs, reserve funding requirements, structural inspections, engineering expenses, utilities, landscaping, and other operating expenses. An unexpected insurance increase can therefore have a significant effect on the association’s overall budget and, ultimately, the assessments paid by owners.

Boards should be careful about assuming that next year’s insurance expense will remain unchanged simply because they have heard that Florida’s insurance market is improving. Instead, associations should begin communicating with their insurance professionals well before renewal and develop realistic estimates for the coming year’s insurance expense.

It’s Not Just the Premium—Coverage Matters Too

Price is only one part of an insurance renewal. Citizens announced additional changes to certain commercial policy forms on October 1, 2026, with the changes scheduled to apply to new and renewal business beginning December 1, 2026.

Among the announced changes are revisions involving appraisal procedures when the parties cannot agree on the amount of a loss, an attorney-fee reporting endorsement for certain commercial residential policies, and a wind-driven-rain notice for commercial residential policies that include wind coverage. These types of changes are another reason condominium boards should look beyond the premium shown on the renewal proposal.

Boards should work with their association’s insurance professional to understand not only what the policy costs, but also what it covers, what has changed, what deductibles apply, and what financial exposure remains with the association.

Questions Boards Should Be Asking

As an association approaches its insurance renewal, board members should consider asking their insurance professional:

• Are premiums expected to increase at the next renewal?
• Have any important coverages, exclusions, deductibles, or policy provisions changed?
• Is the property’s current insured value appropriate?
• Are there additional carriers or coverage alternatives that should be considered?
• How would a major hurricane or other significant property loss affect the association financially under the proposed coverage?

Understanding those answers before adopting the association’s budget can help prevent unpleasant surprises later.

Better News Doesn’t Mean Boards Can Stop Planning

There are reasons for cautious optimism about Florida’s property insurance market. But condominium associations operate in a very different environment from an individual homeowner purchasing a homeowners policy.

Large buildings, coastal exposure, wind coverage, replacement costs, deductibles, structural conditions, and other factors can dramatically affect an association’s insurance costs.

For condominium boards, the practical message is straightforward: Don’t budget based on headlines. Budget based on your association’s actual property, coverage, renewal expectations, and professional insurance advice. Planning early and understanding both the cost and the coverage can help boards make better financial decisions—and better explain those decisions to the owners they serve.

C&S Community Management Services, Inc. provides professional community association management services to condominium and homeowners associations in Southwest Florida. This article is intended for general educational purposes and should not be considered legal, insurance, or financial advice.

If you have been with C&S for a while, you may notice something different about us. We have a new logo.

Over the years, C&S Community Management Services has continued to grow and evolve. The way we manage communities today is very different from the way we did business many years ago. Technology has become an increasingly important part of our industry, allowing us to communicate more effectively, provide information more quickly, and serve our Boards and residents better.

As our company continues to move forward, we felt it was time for our look to move forward with us.

Our new logo has a cleaner, more modern appearance that better represents the C&S of today—and the company we are continuing to build for tomorrow.

But while our logo is changing, the things that matter most are not.

C&S remains locally owned and operated. We remain committed to the communities we serve and to providing our clients with knowledgeable, responsive and professional management. And we continue to believe that technology should help us provide better service—not replace the personal relationships that are so important in community association management.

Our goal is simple: to keep improving.

That means finding better ways to communicate, making information easier to access, using new technology where it can help our clients and our employees, and continually looking for ways to provide the best possible service to the communities that have placed their trust in C&S.

Our old logo has served us well and has been part of C&S for many years. We are proud of the history it represents.

Our new logo represents where we are going.

A new look. New technology. Better ways to serve.

And the same locally owned C&S, our clients have come to know and trust.

C&S and staff wish everyone a very happy Independence Day!! 

Thank you to the over 13,000 voters taking part in the 2026 Readers Choice Awards.  For the 12th year C&S has received the diamond award for management, the highest award presented in each category.  Although C&S wins many awards, this is the most important as it is from our clients supporting us.  Again, THANK YOU. 

We hope to ses you at CA Day 2026!

Manatee County under Phase II Shortage Water Restrictions from February 8, 2026 - July 1, 2026

Due to dry conditions across the region, the Southwest Florida Water Management District has declared a Modified Phase II “Severe” Water Shortage. All Manatee County residents, including those using private wells, must follow the one-day-per-week watering schedule and time-of-day restrictions below.

Lawn and Landscape Irrigation

Watering Days by Address:

• Addresses ending in 0 or 1: Monday

• Addresses ending in 2 or 3: Tuesday

• Addresses ending in 4 or 5: Wednesday

• Addresses ending in 6 or 7: Thursday

• Addresses ending in 8 or 9, and locations without a discernible address: Friday

Allowed Watering Times:

• Properties less than 2 acres: Before 8 a.m. or after 6 p.m.

• Properties 2 acres or larger: Before 10 a.m. or after 4 p.m.

Low-Volume Watering:

• Hand watering, micro-irrigation, and soaker hoses for plants and shrubs are allowed any day and any time.

Other Water Use Restrictions

Full List of Phase II Restrictions by SWFWMD

• Residential car washing is allowed only on your assigned lawn watering day.

• Pressure washing is allowed once per year or when preparing surfaces for painting or sealing.

• Aesthetic fountains are limited to operating no more than eight hours per day.

• Homeowners associations and similar entities may not require increased water use for landscape appearance, plant replacement, or pressure washing during the water shortage.

Compliance and Enforcement

Manatee County Utilities will enforce the Modified Phase II water shortage restrictions and report enforcement activities to the Southwest Florida Water Management District, as required by the Water Shortage Order.

Emails have started coming through!  Microsoft issues must have been fixed.  Hopefully everything continues.   

The major Microsoft outage is effecting C&S email.   Any emails sent to us after about 1:00 PM today have not been recieved by us.  We will post as soon as service is restored.   

The staff of C&S wishes everyone a very Merry Christmas and Happy Holidays.

C&S 2026 Holiday Schedule: 

Everyone at C&S wishes you a very Happy Thanksgiving! 

C&S Community Management wishes everyone a happy Labor Day 2025.  

We are pleased to announce that C&S will soon be working with HomeWiseDocs, the next generation in document and data delivery for community associations. HomeWiseDocs provides reliable, around-the-clock online access for lenders, closing agents, and real estate agents.

The many system enhancements geared toward an improved user experience include:

• Order by address or association name searches
• Share your order with up to ten email addresses
• Hard copy delivery options available
• Email and SMS text completion notices for users
• Rush order requests
• Track your orders online with order confirmation number

HomeWiseDocs will continue to bring the latest tools and practices to the community association industry and affiliated professionals.  HomeWiseDocs simplifies the process of obtaining closing Information, lender questionnaires, and other association documents.