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Sins of the Snowbirds (Part 1): Why Florida’s New Condo Laws are a Buyer’s Secret Weapon
Zoom out with me for a second: Florida’s new condo laws didn’t show up because Tallahassee got bored.
Actually, for decades, South Florida condos ran on a cheap-and-easy deal. Specifically, prices felt like a steal, so snowbirds piled in. However, a lot of owners treated their condo like a vacation toy:
- Enjoying the sun
- Keeping the monthly fee low
- Allowing “future somebody” to handle the ugly stuff
Furthermore, that mindset trained buildings into a bad habit:
- Owners didn’t trust boards, so every repair sounded like a scam.
- Boards didn’t trust owners, so every responsible budget felt like political suicide.
- Reserves became “optional”, so the real work got punted.
- Maintenance turned into can-kicking, where the goal was to survive one more season.
Accordingly, that long-running “kick the can down the road” era is what I call the Sins of the Snowbirds.
Then came Surfside. After that, the state basically said: the party’s over. Currently, we’re in the accountability era: board training, structural inspections, and real reserve requirements. Consequently, in some buildings the math is ugly. Specifically, special assessments can be staggering.
However, here’s the part the headlines get wrong: this isn’t punishment. Instead, this is the market’s reckoning. Indeed, we’re paying for decades of underfunding so the next chapter of South Florida condo living is safer.
This is Part 1 of a three-part series where I’m breaking down the Sins of the Snowbirds. Today we’re talking about the shift from buying blind to buying with real transparency.
The Old Way vs. The New Way (This is the Whole Game)
The Old Way: Welcome to the Wild West
Initially, let me paint you a picture of what buying a condo in Florida looked like just two years ago.
For instance, you’d fall in love with a beachfront unit. Then you’d make an offer, get under contract, and then—only then—you’d ask the HOA for the financials.
And that’s when the circus started.
Specifically, your agent sends the official records request. Because the association takes 10 business days, the process feels slow. Then you get a 300-page PDF with zero organization.
Consequently, by the time you piece together the health of the building, you’ve burned half your due diligence window. Furthermore, you’ve paid an attorney $500 just to translate the mess. As a result, you’re asking yourself why you didn’t just buy a single-family home.
That was the norm. Indeed, opacity wasn’t an accident. Therefore, buildings with issues could keep the curtain up long enough to close. And buyers who asked smart questions got labeled “difficult.”
But here’s the kicker: you had almost no leverage. Because once you’re under contract, walking away can mean losing your earnest money. That means sellers held the cards because the information showed up late—on purpose.
The New Way: Enter House Bill 913 and the 2026 Digital Portal Mandate
Fast forward to today. Different world.
Specifically, House Bill 913 pushed a big change. Currently, a lot of Florida condo associations now have to maintain a secure, password-protected digital portal for unit owners.
The real win? The system no longer traps documents behind “we’re waiting on the property manager.” Moreover, owners can pull them 24/7.
So what does that mean for you before you make an offer?
Basically, it raises the bar for the listing side.
When I’m representing a condo seller, I have them pull the key documents immediately. Because of that, you and your agent can see the building’s story early.
Here’s the type of information that can live in that portal:
- Budgets with line-item breakdowns.
- Reserve and funding information.
- Meeting minutes showing board decisions.
- Insurance information and coverage details.
- Inspection-related reports.
This isn’t a “nice-to-have.” Instead, this is a power shift. Think of it this way: when the documents are sitting right there, it’s a lot harder to spin a story.
Moreover, let’s be clear: the portal rule has teeth. Consequently, it forces buildings to get organized. The result? The market’s reckoning in real time.
Breaking the Gatekeeper Culture
Currently, South Florida is operating under a new rule: Transparency isn’t optional.
If the building can’t produce clean docs fast, you’re not buying “a unit.” Indeed, you’re buying hidden risk.
What This Means for Savvy Buyers: You’re Now Shopping with X-Ray Vision
Actually, I’ve been in this market for years, and I’ve never seen buyers have this kind of leverage.
Here’s why: you get “X-ray vision” through your agent’s access to the MLS supplementals. Furthermore, agents are loading these up more often now.
Specifically, here’s what I’m seeing happen in real time:
1. Eliminating Problem Buildings Early
Previously, gone were the days of falling in love with a unit and then discovering a massive assessment.
Now? A sharp listing agent has the seller pull the docs from the owner portal right away. Consequently, they go up as MLS supplementals. Your agent reviews early, spots the red flags, and you move on. No contract. No earnest money. No attorney fees.
Actually, you’re shopping with X-ray vision. Use it.
2. Identifying Well-Maintained Buildings
Furthermore, here’s the flip side: buildings that did the work are selling faster.
When I’m working with buyers, I tell you to look for buildings that lean into transparency. Specifically, if the portal is updated, that’s not luck. That’s a board and management team that’s on top of it. Big green flag.
3. Negotiations Based on Data
Moreover, let’s say you find a well-managed coastal high-rise. Specifically, you can see they’re wrapping projects by 2027. And you can spot the pain points fast. Even better, you can see the timeline.
That’s negotiating gold. Because now you’re not guessing. Instead, you write offers based on real data.
My Experience as an HOA President: Why I Love These Laws
Actually, I’ll be honest: when I first served as an HOA president, I knew these laws were going to add work. Specifically, we had to organize decades of documents and build a real system.
But you know what happened? Buyers trusted the building more. Furthermore, the association got more attractive.
Because here’s the deal: if you’ve got nothing to hide, transparency helps you sell.
Actually, I’ve helped lead an association through the 50-year milestone inspection era. Furthermore, I moved into a more proactive community. Consequently, that taught me what “good” looks like.
And I’ve watched it play out. When the docs are organized, buyers feel safer. Moreover, offers come in cleaner because lenders can verify the building faster.
But buildings that drag their feet? They sit. Consequently, buyers vanish. As a result, sellers end up negotiating from a weak spot.
That’s the reckoning. Indeed, the market is rewarding preparedness. As it should.
The Bottom Line: The “Crisis” is Actually a Gift
Currently, if you’re reading this thinking, “Wait… these laws are actually good for me?” Yep.
Specifically, the people panicking are:
- Sellers in poorly managed buildings.
- Developers targeting older properties.
- Investors who bought blind.
If you’re a buyer who likes transparency? You’re in the driver’s seat.
Your safest deals will be in buildings that can prove what they’ve fixed.
Working with me means you’ve got a partner who knows how to read these portals. Furthermore, I’m a licensed Florida Community Association Manager (CAM). Consequently, I stay close to what’s changing. Therefore, I’ll translate the condo-law chaos into plain English.
Specifically, I’ve been on both sides of this. Indeed, I know what to look for, and I know how to negotiate.
What To Do Next
Next Up: In Part 2, we’ll dive into the “Pompano Pioneer case study”: how to identify buildings that are in transition and buy in before they hit their peak value. Think of it as buying Apple stock in 2005.
Want a zero-guesswork plan before you make an offer?
Book a Free 60 Min Consult w/ John Gillen and let’s map out your strategy.
Or keep following the series: subscribe to my blog and I’ll walk you through exactly how to turn Florida’s “condo crisis” into your personal real estate goldmine.
Further Reading & Credible Resources
[^1]: Florida Senate Bill 4-D (Building Safety) — Senate Summary
[^2]: Florida Senate Bill 154 (Condo Amendments) — Senate Summary
[^3]: Florida Office of Insurance Regulation (FLOIR) — Market Stabilization Update
[^4]: South Florida Commercial Sales Report — Miami Realtors Analysis
Author, Licensing, and Disclosures
Author: John Gillen, P.A.
John Gillen | South Florida Real Estate & Community Association Expert
Better Homes and Gardens Real Estate – Florida 1st
- Real Estate Sales Associate: SL-3445594
- Licensed Community Association Manager: CAM-59384
- Designations: At Home with Diversity® (AHWD) | Accredited Buyer’s Representative® (ABR)
- Affiliations: National Association of REALTORS® | BeachesMLS
Professional Disclaimer:
The information provided in this blog post is for informational purposes only and does not constitute legal, financial, or professional real estate advice. Specifically, for guidance on Florida real estate transactions or condo regulations, please consult with a qualified professional.
Editorial & Market Disclaimer:
The views, research, and opinions expressed in this blog are strictly those of John Gillen and do not necessarily reflect the official policy or position of Better Homes and Gardens Real Estate – Florida 1st. Furthermore, this content is provided for informational purposes regarding the South Florida real estate market and should not be construed as legal or financial advice.
Equal Housing Opportunity:
Regarding housing opportunity, the author is committed to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. Accordingly, I encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing in Florida because of race, color, religion, sex, handicap, familial status, or national origin.
