Florida Archives | Real Estate & Investment Perspective by Karen Lee Bertiger

2026/01/192026/01/19

2026 Florida Condos Situation

Florida Senate Bill 4D enacted May 26, 2022 on Building Safety called for MIs (mandated inspections) & SIRS (Structural Integrity Reserve Studies) for condo buildings and the disclosures of those results. Link below is the DBPR’s online database of those condos who have submitted their SIRS.

Condo buildings in Florida that were more than 30 years old (in 2022) faced a December 31, 2024 deadline for a mandatory “milestone inspection.” For condo buildings turning 30 years old between 2022 & 2024, the deadline was December 31, 2025.

https://dbpr-publicrecords.myfloridalicense.com/qpr/single/?appid=14f1ed21-7b21-4272-af14-9eaad7911440&sheet=mcprvJW&opt=ctxmenu&select=cl earall

So, as of January 1, 2026, the inspection & reserve study deadline has passed. It required FULL RSERVE FUNDING. There was a 365 day Phase 2 repair clock for any immediate repairs required by Milestone Inspections. That is a non-negotiable. The Florida Legislature has not enacted any further extensions for compliance. These condo associations must now pay for their immediate repairs, as well as future reserves (as indicated by their SIRS.)

If a condo building is out of compliance, the local building officials are now in charge. This is a substantial issue. If a condo building is out of compliance, the local building officials may declare the building as an “UNSAFE STRUCTURE” (“unsafe and unfit for occupation”) which is an IMMEDIATE SAFETY EVACUATION that gives occupants “NOTICE TO VACATE” orders. That means the unit is uninhabitable almost overnight. (House Bill 913.) This can be done without any court proceedings. It’s not like a foreclosure situation where you have time to figure it out. The local building officials can “red tag” a building.

If this happens to your condo building you will have trouble securing insurance for the building. If you do not have insurance, any owners with mortgages will be in default technically. Carriers are refusing to renew policies where they deem there has been no repairs progress on the milestone reports. If your association thought they could buy some time, they were wrong.

If you’re shopping for a condo now, be sure you are using an agent who understands these issues to advise you.

A condo may already be in violation. Associations with 25+ units MUST post their milestone reports online,

2026/01/182026/01/18

Our Transaction Policies

We send a notice to anyone who wants to utilize our services to sell their property BEFORE we will even consider an employment agreement, particularly for sales of vacant land. These policies have become necessary in a global economy, where scammers can be located anywhere on the planet. Out of our legal jurisdiction. So you’d get an e-mail that looks like this:

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Dear [Customer Name]:

We are looking forward to working with you to sell your property.

As part of our company policies (in accordance with licensing law & regulations duties) we ask you to review our policies listed below and reply to to this communication with the statement, “I agree.”

We are unable to list any property unless you first agree to these terms:

We will be conducting an exhaustive title search to confirm the rightful ownership of the property at the cost of the seller.

We require a copy of the seller’s latest property tax bill and the most recent proof of payment.

We require an in-person meeting or video conference with all sellers.

A “For Sale” sign with our contact information must be posted on every property we list, including the name of our listing agent and a phone number where we can be reached (unless prohibited by law or HOA or Condo Assn.)

We require all clients use one of our approved notaries public. If you are located out of our immediate area, we will provide a list of approved Notaries Public to you.

All transactions are subject to a minimum 48 hour hold before funds will be released. If the 48-hour period ends during a holiday or weekend, funds will be released on the next business day.

Sincerely,

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2026/01/042026/01/04

Closing Out 2025

As of November 2025 there are approximately 37% more sellers than buyers in the market. This is the largest market gap since 2013 and the gap is expected to grow in 2026. Most buyers can’t afford properties that are on the market. HOWEVER, this current market is a huge BUYER’S MARKET! There are more options in available properties, plus you’ll have leverage (which means you can make lots of lowball offers on the best possible property for your situation for the best possible price!)

If you’re not ready and able to buy, don’t worry too much. Shore up your finances and save for a down payment. It’s the best time to be a renter in 10 years. WHY? Because during 2024 600k+ new units came on the market. In 2025 another 500k+ units came on the market. Even more are coming on the market in 2026. Rent prices are falling and you can even get some concessions, such as 2-3 months of free rent in areas with lots of units available.

There were 200k new households formed in Florida from 2019-2023…which drove prices up.

Sellers need to be prepared for a longer timeline in selling because buyers don’t need to make a decision immediately.

2025/11/212025/11/21

Happy Thanksgiving!

It’s the Friday before Thanksgiving week and I’m looking forward to not having to prepare anything this year. I won’t be visiting any of my extended family for Thanksgiving either (not invited.) I will be working on my house, visiting the beach with puppy Kobie, enjoying the cool mornings and beautiful sunrises and trying not to eat too much! Also starting a couple of new health habits even before the New Year.

2025/11/212025/11/21

Boomers

Now represent about 42% of today’s buyers and 53% of today’s sellers. (Source: NAR)

Depending on your situation, you should be marketing to boomers if you’re an investor. If you’re attempting to buy a property you should be researching boomers and those who have been in their homes for more than 7 years (although the length of time people are staying in their homes is trending up towards 12 years!) An agent who wants inventory should be looking at boomers.