Key Takeaways - Florida Statute 718.111(12)(g) website-portal requirement now reaches associations with 25 or more units under HB 1021 (2024), down from the original 150-unit threshold — small Florida condo boards that thought they were exempt are now squarely in scope [1][2]. - Florida's commercial property market has stabilized after the 2022 SB 2-A and 2023 HB 837 reforms, and at least 17 new admitted carriers have entered or expanded in Florida since the reforms — small (25–50 unit), 2-3 story, well-mitigated buildings are the most-courted segment in 2026 [3][4]. - SIRS (Structural Integrity Reserve Studies) under FS 718.112(2)(g) apply to any building 3 stories or higher, regardless of unit count — a 25-unit, 4-story Pompano building has the same SIRS obligation as a 250-unit oceanfront tower [5]. - Many Florida small condo boards are still defaulting to a Citizens Property Insurance master policy when private-market alternatives now exist at materially lower premium — Citizens depopulation programs in 2025–2026 actively move qualifying small-condo accounts off Citizens [6][7]. - The single largest 2026 leverage for a 25–50 unit Florida board is bundling neighboring buildings in shared engineering RFPs for SIRS and milestone inspections, which typically delivers 15 % cost savings and accelerates carrier-required compliance documentation [5]. If your Florida condo association has between 25 and 50 units, 2026 is simultaneously your toughest compliance year and your best insurance year. The compliance burden — a website portal under FS 718.111(12)(g), Structural Integrity Reserve Studies under FS 718.112(2)(g), and milestone inspections under FS 553.899 — was designed for large towers. It now applies to your boutique building. At the same time, the 2022 and 2023 Florida reforms have produced the most competitive private property market in nearly a decade, and well-mitigated small condos are the segment carriers are actively chasing. This is the playbook a 25–50 unit board should run before the next renewal cycle and the next compliance deadline. The math underneath the strategy is more favorable than most boards realize. A 30-unit boutique building in Boca Raton, Pompano Beach, Naples, or St. Augustine that has not shopped its master policy since 2023 is almost certainly sitting on 15–25 % of recoverable premium — not because the building changed, but because the private market did. The same boards are typically the ones who can cluster engineering RFPs with neighboring buildings for SIRS work, qualify for Citizens depopulation programs, and use 2026 carrier appetite for the small-condo segment to negotiate concessions that 200-unit oceanfront towers no longer have leverage on. For a broader Florida condo market context, see [The State of Florida Condo Insurance in 2026: What Board Members and Owners Need to Know](/blog/florida-condo-insurance-market-2026). For SIRS specifically, see [SIRS Compliance or Non-Renewal? The 2026 Board Member's Guide to Structural Reserves](/blog/florida-condo-sirs-compliance-2026). This guide focuses on the unique 25–50 unit "boutique" board scenario. 2026 Boutique Board Alert Three deadlines moved into your scope in the last 18 months: the FS 718.111(12)(g) website portal for associations with 25 or more units, the SIRS / Reserve Study completion under FS 718.112(2)(g) for any building 3+ stories, and milestone inspections under FS 553.899 for buildings 30+ years old (25+ within 3 miles of the coast). Civil penalties for non-compliance with the website-portal requirement run from board accountability claims through D&O exposure if a unit owner files. The fix is straightforward — but it has to happen before the next budget cycle [1][5]. The "Hidden" Deadline: Why 25 Units Is the New 150 For years, Florida's website-portal requirement under Florida Statute 718.111(12)(g) sat at a 150-unit threshold — a number that excluded the vast majority of Florida condo associations. The provision required associations above the threshold to maintain a secure password-protected portal where unit owners could access financial records, meeting minutes, governing documents, and certain insurance information. HB 1021 (2024) reset that threshold sharply. The current scope captures associations with 25 or more units, which catches the entire boutique-condo segment along the Florida coast — Pompano, Boca Raton, Highland Beach, Delray Beach, Vero Beach, Naples, Marco Island, St. Augustine, Atlantic Beach, Amelia Island, and most of the older 25–50 unit Tri-County stock [2]. What the portal must contain in 2026: - The current declaration of condominium and all amendments - The current bylaws and operating budget - Insurance policies (declarations pages, certificates of insurance) - Most recent financial reports - Meeting minutes for the prior 12 months - The current SIRS report and reserve schedule - Any contracts above the statutory threshold - The director and officer roster and contact information What that means in practice for a boutique board: 1. The portal must be live, branded, password-protected, and accessible to all unit owners 2. Documents must be current — the SIRS report, declarations page, and most recent financials all need to be uploaded and date-stamped 3. The board must designate a person responsible for keeping the portal current 4. Civil penalties and unit-owner enforcement actions both apply if the portal is missing or stale The cost of compliance is low — most boards meet the requirement with a $400–$1,200 annual portal subscription from a Florida condo-management vendor — but the scope creep from 150 units down to 25 units genuinely caught many boards off guard. If your association does not have a portal in place today, that is the first item on the 2026 board agenda. The Insurance Sweet Spot: Why Small Condos Are Winning in 2026 Florida's commercial property market spent 2022 and 2023 in genuine crisis. Reinsurance pricing spiked, carriers exited the state, and any building with hurricane wind exposure absorbed double-digit annual rate increases. The 2022 SB 2-A property-insurance reform package and the 2023 HB 837 tort-reform package produced the structural change that finally arrested the spiral [3][4]. By the start of 2026, the Florida Office of Insurance Regulation reported at least 17 new admitted carriers entered or materially expanded in Florida, reinsurance treaty pricing softened, and the property market is the most competitive it has been in nearly a decade. But the recovery is not uniform. Large oceanfront towers with high Total Insured Value (TIV) and concentrated wind exposure are still seeing firm pricing in 2026. Small (25–50 unit), 2-3 story, well-mitigated buildings are a different story entirely. Why carriers want the boutique segment - Lower TIV per submission — A 30-unit boutique condo with a $12M dwelling value sits comfortably within the underwriting authority of the new admitted carriers. A $250M oceanfront tower requires layered facultative reinsurance. - Manageable wind-zone exposure — A 3-story coastal building still in Wind-Borne Debris Zone classification but with documented hurricane-strap, hip-roof, and impact-rated-opening mitigation often qualifies for premium credits totaling 15–40 % off the windstorm portion of premium. - Cleaner claims profile — Small associations typically have shorter claims histories and tighter board governance, which underwriters read as lower future-loss volatility. - Citizens depopulation pull — The Citizens depopulation program preferentially targets small-to-medium condo accounts, which means private carriers can pick up depopulated business at favorable terms [6][7]. The pricing reality A 30-unit boutique condo in Boca Raton with $12M dwelling value, well-mitigated, claims-free for 36 months, and currently parked on a Citizens master policy will typically see private-market quotes 15–25 % below the Citizens rate in 2026. That delta translates directly to lower per-unit assessments and improved reserve-funding capacity. Boards that haven't shopped since 2023 are leaving meaningful money on the table — and the longer they wait, the more they normalize the higher Citizens premium as the baseline against which future renewals are measured. If you are on Citizens today and have not run a competitive private-market shop in the last 18 months, that is the second item on the 2026 board agenda. Navigating SIRS and Milestone Inspections on a Boutique Budget The Structural Integrity Reserve Study and Milestone Inspection requirements were among the most consequential provisions of the post-Surfside Florida condo reforms. They apply uniformly to any building 3 stories or higher (milestone inspections add a 25-year coastal / 30-year inland age trigger), regardless of unit count [5]. A 30-unit, 4-story building has exactly the same engineering work product to produce as a 250-unit, 4-story building. The cost of compliance, however, scales nonlinearly. SIRS engineering fees in 2025 ran roughly $8,000 to $25,000 per building, with most of the cost driven by mobilization, on-site inspection time, and report preparation rather than building size. Milestone inspections add another $4,000 to $15,000. For a boutique association, that's a meaningful line item — and the most leveraged way to control it is bundling. How to bundle engineering RFPs across neighboring buildings The structural and reserve scopes of SIRS and milestone inspections are highly repeatable. An engineering firm that mobilizes to inspect a single 30-unit building can inspect a second neighboring building on the same day at materially lower cost — typically 15 % below standalone pricing when bundled. The mechanics: 1. Identify 2–4 neighboring buildings in your immediate area (same street, same complex, or same management company) 2. Approach each building's board with a joint RFP proposal 3. Send the bundled RFP to 3 Florida-licensed structural engineers with SIRS experience 4. Award the contract on combined-volume pricing Atesa Risk Advisors regularly facilitates this kind of clustering for Florida boutique-condo clients, including the structuring of cost-allocation between participating buildings and the joint-and-several language in the engineering contract. The Math of Reserves for Small Buildings For boards still catching up to the SIRS-driven funding requirements, the per-unit assessment math during the catch-up period follows a deterministic formula: $\text{Monthly\ Assessment\ Per\ Unit} = \frac{(\text{Roof\ Replacement} + \text{Painting} + \text{Pool\ Deck} + \text{Other\ Required\ Reserves}) - \text{Current\ Reserves}}{\text{Months\ Remaining\ in\ Catch-Up\ Period} \times \text{Number\ of\ Units}}$ A 30-unit boutique with $480,000 in required reserve items, $120,000 currently on hand, and a 24-month catch-up period: $\frac{\$480{,}000 - \$120{,}000}{24 \times 30} = \$500\ \text{per\ unit\ per\ month}$ That's a meaningful number. The levers a 25–50 unit board can pull to soften it: bundling SIRS engineering (saves 10–15 %), lowering the master-policy premium (15–25 % savings shop on a clean account), accessing Citizens depopulation incentives where applicable, and structuring the catch-up over 36 months instead of 24 where the engineer's reserve schedule supports it. Florida-Specific Considerations Five Florida-statute and regulatory provisions shape every 25–50 unit board decision in 2026. - Florida Statute 718.111(12)(g) — Website portal requirement now applicable to associations with 25 or more units (HB 1021, 2024). Civil penalties and unit-owner enforcement both apply [1][2]. - Florida Statute 718.112(2)(g) — Structural Integrity Reserve Study (SIRS) requirement for any building 3 stories or higher. Reserves must be funded against the SIRS schedule on a defined timeline [5]. - Florida Statute 553.899 — Milestone Inspection requirements for buildings 3 stories or higher and 25 years old (within 3 miles of coast) or 30 years old (inland) [5]. - Florida Statute Chapter 627 — Insurance Rates and Contracts, the regulatory framework for admitted Florida carriers writing condo master policies [8]. - Florida Office of Insurance Regulation (FOIR) — Approves carrier rate filings and administers the Citizens depopulation program. FOIR's annual market reports document the structural turnaround in Florida property pricing [3][4]. For statute text: [leg.state.fl.us/Statutes](https://www.leg.state.fl.us/Statutes/index.cfm). For FOIR market reports and Citizens depopulation: [floir.com](https://floir.com/) and [citizensfla.com](https://www.citizensfla.com/). Your 2026 Boutique Board Action Plan | Step | What You Do | Why It Matters | Time | |---|---|---|---| | 1 | Confirm your association has a live FS 718.111(12)(g) website portal with current documents | First scope item under HB 1021; civil-penalty risk if missing | 1–2 weeks | | 2 | If your building is 3 stories or higher, confirm your SIRS report is complete and the funded reserve schedule is in your annual budget | Statutory deadline already past for many associations; carriers require it at renewal | 1 week | | 3 | Cluster a milestone-inspection or SIRS RFP with 2–4 neighboring boutique buildings | 15 % cost savings on engineering work via bundled volume | 4–6 weeks | | 4 | Pull your current master-policy declarations and request a competitive shop across at least 5 admitted Florida carriers, including Citizens depopulation programs if applicable | 15–25 % premium spread typical on a clean boutique account | 30–45 days | | 5 | Update wind mitigation inspection if older than 4 years; document hurricane straps, hip-roof, impact-rated openings | 15–40 % credit on the windstorm portion of master-policy premium | 1 day | | 6 | Confirm Ordinance or Law coverage is on the master policy at appropriate limits (typically 25–50 % of dwelling) | Florida Building Code updates make Ordinance or Law coverage essential for older boutique buildings | 1 hour | The full sequence from "decision to comply and shop" to "compliant + bound at improved pricing" is typically 60–90 days for a Florida boutique board. Frequently Asked Questions for Boutique Florida Condo Boards Q: Does my 30-unit Florida condo association need a Florida Statute 718.111(12)(g) website portal in 2026? A: Yes — under HB 1021 (2024), the FS 718.111(12)(g) website-portal requirement now applies to any Florida condo association with 25 or more units, down from the original 150-unit threshold. The portal must be password-protected, accessible to all unit owners, and contain current declarations, financials, insurance, meeting minutes, the SIRS report, and certain contracts. Civil penalties and unit-owner enforcement both apply for non-compliance [1][2]. Q: Does my small Florida condo need a SIRS if it's only 3 stories tall? A: Yes, if the building is 3 stories or higher. Florida Statute 718.112(2)(g) applies the Structural Integrity Reserve Study requirement based on building height, not unit count. A 25-unit, 3-story coastal condo has exactly the same SIRS obligation as a 250-unit, 3-story tower. The same applies to milestone inspections under FS 553.899 [5]. Q: How much does a SIRS engineering report cost for a small Florida condo in 2026? A: SIRS engineering fees for boutique Florida condos in 2025–2026 typically run $8,000 to $25,000 per building, plus another $4,000 to $15,000 for milestone inspections where applicable. The cost is driven more by mobilization and report preparation than by building size. The most effective cost-control lever is bundling RFPs with 2–4 neighboring buildings, which typically delivers 15 % savings on the engineering line [5]. Q: Why are small Florida condos seeing better insurance pricing than large towers in 2026? A: Three reasons. First, lower Total Insured Value per submission fits within the underwriting authority of the at-least-17 new admitted carriers writing in Florida. Second, the boutique segment has a manageable wind-zone exposure that qualifies for substantial mitigation credits. Third, Citizens depopulation programs preferentially target small-to-medium condo accounts, which means private carriers can pick up depopulated business at favorable terms [3][4][6]. Q: Should our 30-unit Florida condo stay on Citizens or move to a private carrier in 2026? A: For most boutique Florida condos with documented mitigation and a clean 36-month claims history, private-market quotes in 2026 typically beat Citizens by 15 to 25 percent. Citizens depopulation programs may incentivize the move with rate-stabilization features. Pull declarations and request a competitive shop before the next renewal — auto-renewing on Citizens without testing the private market is the single largest source of overpayment for Florida boutique boards [6][7]. Q: What is Ordinance or Law coverage and why does it matter for older boutique condos? A: Ordinance or Law (also called Building Ordinance) is a coverage extension that pays for the additional cost of rebuilding to current building code after a covered loss. For Florida condos built before the most recent Florida Building Code updates, standard property forms cover only the cost to rebuild the existing structure — leaving the association to absorb the gap if 2026 building codes require more substantial rebuilding. Ordinance or Law typically adds 25 to 50 percent of dwelling-coverage limits at modest extra premium [8]. Q: What is "ITV" and why does my premium depend on it? A: Insurance to Value (ITV) is the relationship between the insurance limit on the building and the actual replacement cost. Florida construction costs spiked through 2024 and have since moderated. Many association policies bound during the 2024 peak are now insured to a limit that exceeds current 2026 replacement cost — meaning the board pays premium on "ghost value" that no longer exists in the market. Updating the ITV at renewal is a free way to reduce premium without reducing real coverage [3]. Q: How long does it take a 25–50 unit Florida board to move from Citizens to a private carrier? A: Typically 30 to 45 days end-to-end if the board has current declarations, an updated wind mitigation inspection, a complete SIRS report, and a 36-month claims-history loss run. The slowest part is usually the underwriting submission preparation, not carrier turnaround. Boards that prepare the documentation package before requesting quotes consistently see faster bind times. Download: 25-Unit Boutique Board Compliance Action Plan Print this letter-size 2-sheet action plan and walk it through your next board meeting. Sheet 1 maps the 6-step compliance + insurance playbook with checkboxes for each step (FS 718.111(12)(g) website portal, SIRS, milestone-inspection RFP cluster, master-policy shop, wind mitigation, Ordinance or Law). Sheet 2 includes a Bundled Engineering RFP Cluster Worksheet for coordinating with neighboring boutique buildings, and a Per-Unit Reserve Catch-Up Math Worksheet with the formula and a worked Florida example. [Download the 25-Unit Boutique Board Compliance Action Plan →](/resources/boutique-condo-compliance-plan) Related Reading - [5 Red Flags Your Association is Overpaying for Insurance in 2026](/blog/florida-condo-insurance-audit-red-flags-2026) — The 5-red-flag master-policy audit framework boards run alongside the boutique compliance steps in this guide. - [The State of Florida Condo Insurance in 2026: What Board Members and Owners Need to Know](/blog/florida-condo-insurance-market-2026) — Full Florida condo market context with rate trends and carrier landscape. - [SIRS Compliance or Non-Renewal? The 2026 Board Member's Guide to Structural Reserves](/blog/florida-condo-sirs-compliance-2026) — The companion piece on the SIRS / reserve-funding compliance scope. - [How Much Does Condo Association Insurance Cost in Florida? (2026 Guide)](/blog/how-much-does-condo-association-insurance-cost-florida) — Per-unit cost benchmarks and master-policy pricing levers. - [Florida Statute 718 Insurance Requirements: What Every HOA Board Member Must Know](/blog/florida-statute-718-condo-hoa-insurance-requirements) — Line-by-line statutory walkthrough. How Atesa Risk Advisors Can Help Atesa Risk Advisors is an independent Florida insurance brokerage that specializes in master-policy coverage for Florida condo and HOA associations, with deep experience in the boutique 25–50 unit segment. We shop the master policy across more than 40 A-rated admitted Florida carriers and the strongest specialty markets, hold direct appointments with several of the new entrants concentrated on the boutique segment, and help boards cluster engineering RFPs with neighboring buildings to control SIRS and milestone-inspection costs. We also work with boards in English, Spanish, and Portuguese. If you sit on the board of a 25–50 unit Florida condo, we will pull your current master-policy declarations, audit your wind mitigation inspection and Ordinance-or-Law coverage, run the 2026 private market against your specific building profile, and quote a stack that closes any compliance gaps and captures the savings the Florida market is now offering. The Boutique Association Audit: is your 30-unit building stuck on a "Big Tower" policy? Upload your declarations page for a custom analysis of the 17 new private carriers specializing in small-scale Florida condos. Visit [atesariskadvisors.com/get-quote](/get-quote) or call (904) 900-5063. We respond within 24 hours. Sources [1] Florida Statute 718.111(12)(g) — Condominium Association website-portal requirement, scope expanded to associations with 25 or more units under HB 1021 (2024). https://www.leg.state.fl.us/Statutes/index.cfm [2] Florida House Bill 1021 (2024) — Condominium association reform package, including the website-portal threshold reduction. https://www.flsenate.gov/ [3] Florida Office of Insurance Regulation — 2026 Property Insurance Stability Report and rate-filing impact modeling. https://floir.com/ [4] Florida Senate Bill 2-A (2022) and House Bill 837 (2023) — Property-insurance reform and tort-reform packages driving the 2025–2026 Florida market turnaround. https://www.flsenate.gov/ [5] Florida Statute 718.112(2)(g) and Florida Statute 553.899 — SIRS and milestone-inspection requirements for buildings 3 stories or higher, with the 25-year coastal / 30-year inland age trigger. https://www.leg.state.fl.us/Statutes/index.cfm [6] Citizens Property Insurance Corporation — Depopulation program rules, eligibility, and operating procedures for small-to-medium Florida condo accounts. https://www.citizensfla.com/ [7] Florida Office of Insurance Regulation — Citizens depopulation oversight and rate filings. https://floir.com/ [8] Florida Statutes Chapter 627 — Insurance Rates and Contracts, including provisions governing master-policy forms and Ordinance-or-Law coverage availability. https://www.leg.state.fl.us/Statutes/index.cfm External Resources for Florida Boutique Condo Boards: - [Florida Office of Insurance Regulation](https://floir.com/) — official rate filings and Citizens depopulation oversight - [Citizens Property Insurance](https://www.citizensfla.com/) — depopulation program details - [Florida Statutes — searchable index](https://www.leg.state.fl.us/Statutes/index.cfm) — primary text for 718.111, 718.112, 553.899, 627 - [Florida DBPR — Condominium Section](https://www.myfloridalicense.com/DBPR/condominiums-timeshares-mobile-homes/) — regulatory guidance for condo associations Ricardo Alonso is the Founder of Atesa Risk Advisors, a Florida independent insurance agency. Licensed 2-20 General Lines Agent and 2-15 Health & Life Agent, with a Master of Liberal Arts in Finance from Harvard University. Atesa Risk Advisors specializes in Florida condo and HOA master-policy coverage, with deep expertise in the boutique 25–50 unit segment along the Florida coast — Boca Raton, Pompano, Highland Beach, Naples, Marco Island, St. Augustine, Atlantic Beach, and Amelia Island. The firm works with association boards in English, Spanish, and Portuguese.
