Florida now requires structural integrity reserve studies and funded structural reserves for condo buildings of three or more stories. For a loan, weak reserves, pending repairs or special assessments can limit financing, raise dues and change your payment. Ask for the study, the budget and any assessment notices before you commit.
Under SB 4-D, condominium and cooperative associations must complete a structural integrity reserve study every 10 years for buildings of three or more stories. As of December 31, 2024, associations may not waive or reduce the structural reserves the study calls for, according to summaries of the law.
That means dues can rise as associations catch up on funding, and special assessments can appear when reserves fall short. Fannie Mae counts association dues and special assessments in the monthly housing expense, so these changes flow directly into your payment and DTI.
Lenders also look at the building as a whole. Pending critical repairs or serious financial weakness in the association can make a project harder to finance, so ask for the documents early.
Condo documents to request and what they tell you
| Document | What it tells you |
|---|---|
| Structural integrity reserve study | What major structural repairs are expected and what reserves are needed |
| Milestone inspection report | Structural condition of the building |
| Current budget | Dues and how reserves are funded |
| Special assessment notices | Pending or approved charges and what they pay for |
What to do
- Ask the association for the study, the inspection report and the budget.
- Ask whether any special assessment is approved or being discussed.
- Add dues and assessments to your payment calculation.
- Send the documents to your lender before the inspection period ends.
General information, not legal or tax advice. Confirm with your title company or attorney.
Sources
- Florida Senate, SB 4-D Building Safety bill summary. Structural integrity reserve study every 10 years for buildings of three or more stories. Source type: Official. Checked October 17, 2026.
- Fannie Mae Selling Guide, B3-6-03, Monthly Housing Expense. Association dues and special assessments are part of housing expense. Source type: Official. Checked October 17, 2026.
- Rworld, Senate Bill 4D and its implications for condominiums. Structural reserves may not be waived or reduced after December 31, 2024. Source type: Secondary. Checked October 17, 2026.