+18%
Florida homeowner insurance, 2025
Premium increases continue to flow into condo association budgets — and into dues.
Insurance analysis →Free for condo & HOA buyers · Florida · Texas · Arizona
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ElevatedPage-cited
Reserve fund critically underfunded relative to SIRS recommendation
Reserve Study, p. 7 · Operating Budget, line 42
Sample finding
Page-citedUnit 502, 1234 Oceanview Drive
Hollywood, FL — 124-unit, built 1994
Elevated
Reserve Study, p. 7 · Operating Budget, line 42
Reserve fund critically underfunded relative to SIRS recommendation
SIRS recommends $187,000/year. Current budget allocates $94,000 — roughly 50% of the recommendation, making a special assessment in 24–36 months highly likely.
Every finding links to the exact document, page, and quoted text.
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- Reserve study + budget read
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Why this matters
6.9%
Reserves at Champlain Towers South at the time of collapse
$706,000 in reserves against a projected $10.3M capital need. The shortfall was visible in the documents years before the failure. The same kind of gap appears in condo packages today — buyers either read for it or they don't.
What SIRS now requires →16,000+
Florida associations now subject to SIRS / Milestone rules
Covering 900,000+ units past 30 years of age, triggering catch-up assessments.
Post-Surfside timeline →How it works
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What we check
Eight risk categories, every report.
Reserve fund adequacy
Is the association funding long-term repairs and replacements at a level that prevents owner surprise? We compare reserve study recommendations to actual balances and contributions.
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Special assessment risk
Are there pending, approved, discussed, or implied assessments — and how large could they be? We surface board-level discussions and historical patterns.
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Insurance coverage
Master policy limits, deductibles, named-storm and water exclusions, and gaps in coverage that change what your HO-6 policy needs to do.
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Governance health
Is the board functional? Are minutes being kept? Are there disputes or recall efforts? Are votes documented? Governance failure is a leading indicator.
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Financial stability
Operating budget, delinquency rate, audit findings, year-over-year fee changes, and capital reserves vs. obligations.
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Litigation exposure
Pending claims, construction defect actions, developer disputes, and prior settlements that affect ongoing financial stability or buyer financing.
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Condo risk quiz
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Special assessment calculator
Estimate per-unit assessment exposure based on reserves, projected capital need, and funding percentage.
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Reserve fund health checker
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Reading
Plain-English guides to what your documents actually say.
The Complete Condo Buying Checklist (2026)
A four-phase due diligence framework — pre-offer through post-closing — covering documents, fees, reserves, insurance, lender requirements, and governance risk.
Read →
How to Read a Reserve Study: What the Funding Numbers Actually Mean
Reserve studies are dense engineering-financial documents. This guide identifies the five sections boards must act on, what percent-funded thresholds mean in practice, and how to spot a study that understates risk.
Read →
Florida Condo Safety Laws 2025: What Each Law Now Requires of Boards
From SB 4-D in 2022 through HB 913 in 2025, Florida rewrote structural safety and reserve funding obligations for condo associations. Identify what each law requires boards to fund, inspect, and disclose.
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Condo Association Fees in 2026: What Is High, What Is Adequate, and Why It Matters
HOA and condo fees vary dramatically across the country. The right question is not whether your fee is high — it is whether it is adequate. Here is how to evaluate it against the reserve study and budget.
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