Florida Condo Fees and Special Assessments Rose Sharply
Owners face steep costs as associations address aging infrastructure and insurance hikes.
Updated on Sept. 20, 2026 in Residential
Live Poll
Do you believe the new condo structural repair requirements are worth the higher monthly fees?
In 2025, Florida condo owners faced mounting financial pressure as associations issued significant special assessments and raised monthly dues. These costs follow the 2022 passage of Senate Bill 4-D, which mandated structural inspections and fully funded reserves for aging buildings.
Why it matters
The new legislation forces associations to address decades of deferred maintenance, causing a spike in costs that many households struggle to absorb. This shift has led to thousands of liens and foreclosures across the state as expenses outpace household income growth.
Florida recorded 45,025 HOA liens and 9,531 foreclosures in 2025, with some individual owners facing assessments as high as $400,000. Meanwhile, insurance premiums across the state rose 49.5 percent between 2020 and 2025.
The players
Florida Senate
The state legislative body responsible for passing Senate Bill 4-D to improve residential building safety.
The details
Condo associations are triggering these costs when insurance premiums double or triple, forcing them to raise dues or levy special assessments to meet reserve requirements under Senate Bill 4-D. Because these mandatory reserves were previously waived for decades, the current catch-up costs are significant. If unit owners fail to pay these assessments, associations can place liens on properties, which may lead to foreclosure proceedings.
Timeline
2020-2025: Florida insurance premiums rose by 49.5 percent.
2021: The Champlain Towers South collapse occurred in Surfside.
2022: Senate Bill 4-D was signed into law.
2025: Florida recorded 45,025 HOA liens and 9,531 foreclosures.
Early 2026: HOA foreclosure filings surged by nearly 40 percent.
The Home Front
These rising assessments mark a departure from decades of waived reserve requirements in Florida condominium management. The shift highlights a new financial reality where mandatory structural compliance replaces previous deferred maintenance practices.
Review your condo association's most recent budget and reserve study to understand if your building has fully funded its long-term maintenance requirements. Consult with a licensed real estate attorney to understand your rights if you receive a notice of a significant special assessment.
The takeaway
The rise in association fees is a direct result of new state mandates requiring buildings to account for long-term repair needs. Review your condo association documents for any upcoming reserve funding adjustments or notices regarding structural inspections.
Further reading
Learn more about local property impacts in our Residential section.
Live Poll
Do you believe the new condo structural repair requirements are worth the higher monthly fees?
