Gulfview Palms Condominium (fictional sample)
Manatee County · 64 units · created 1982-04-01 · as of 2026-11-04
Buildings
North Tower
7 habitable stories · CO 1983-02-15
South Tower
7 habitable stories · CO 1984-01-30
Obligations
South Tower: milestone inspection (phase one)
2024-12-31OverdueInitial inspection due by 2024-12-31. 30-year trigger.
Interpretation: The computed deadline fell before the statute existed; the tracker uses the December 31, 2024 transition deadline.
§ 553.899(3)
“by December 31 of the year in which the building reaches 30 years of age … and every 10 years thereafter. [Local option: 25 years where local circumstances, including proximity to salt water, warrant.] Buildings that reached 30 years before July 1, 2022: initial inspection before December 31, 2024.”
Official text · read 2026-10-30
Tell the Division the SIRS was completed
2026-01-29OverdueDue by 2026-01-29.
§ 718.112(2)(g)11.–12.
“Within 45 days after receiving the study, the association must distribute a copy of the study to each unit owner … [and] must provide the division with a statement indicating that the study was completed.”
Official text · read 2026-10-30
North Tower: commence structural repairs
2026-06-10OverduePhase two report received 2025-06-10; repairs must begin by 2026-06-10.
§ 553.899
“such repairs must be commenced within 365 days after receiving such report.”
Official text · read 2026-10-30
Post to website: Board minutes, September 2026
2026-10-22OverdueReceived 2026-09-22; post by 2026-10-22.
§ 718.111(12)(g)
“An association managing a condominium with 25 or more units which does not contain timeshare units [must post official records] within 30 days after the association receives or creates an official record.”
Official text · read 2026-10-30
Director B: director certification
2026-11-13Due soonElected 2026-08-15; certification and education certificate due by 2026-11-13.
§ 718.112(2)(d)5.b.
“within 1 year before being elected or appointed or 90 days after the date of election or appointment … at least 1 hour of continuing education [annually, starting one year after the most recent certification].”
Official text · read 2026-10-30
Post to website: 2027 proposed budget
2026-11-14Due soonReceived 2026-10-15; post by 2026-11-14.
§ 718.111(12)(g)
“An association managing a condominium with 25 or more units which does not contain timeshare units [must post official records] within 30 days after the association receives or creates an official record.”
Official text · read 2026-10-30
Director A: 1 hour continuing education
2027-04-02UpcomingLast certification or CE 2026-04-02; next hour due by 2027-04-02.
Interpretation: Counted one year from the most recent certification or continuing-education date.
§ 718.112(2)(d)5.b.
“within 1 year before being elected or appointed or 90 days after the date of election or appointment … at least 1 hour of continuing education [annually, starting one year after the most recent certification].”
Official text · read 2026-10-30
North Tower: next milestone inspection
2034-12-31UpcomingPhase one report received 2024-11-20. Next inspection due by 2034-12-31.
Interpretation: “Every 10 years thereafter” is counted in 10-year cycles from the initial deadline, not from the inspection date; a late inspection does not push the next one out.
§ 553.899(3)
“by December 31 of the year in which the building reaches 30 years of age … and every 10 years thereafter. [Local option: 25 years where local circumstances, including proximity to salt water, warrant.] Buildings that reached 30 years before July 1, 2022: initial inspection before December 31, 2024.”
Official text · read 2026-10-30
Next structural integrity reserve study
2035-12-15UpcomingStudy received 2025-12-15. Next due by 2035-12-15.
Interpretation: “At least every 10 years” is counted from the date the last study was received.
§ 718.112(2)(g)
“[Buildings] three habitable stories or higher … [associations existing on or before July 1, 2022] must have a structural integrity reserve study completed by December 31, 2025 … completed at least every 10 years.”
Official text · read 2026-10-30
North Tower: distribute inspection summary to owners
2025-07-25DoneDistributed 2025-07-01.
§ 553.899
“Within 45 days after receiving the applicable inspection report, [the association must distribute the summary to unit owners].”
Official text · read 2026-10-30
Distribute SIRS to unit owners
2026-01-29DoneDistributed 2026-01-20.
§ 718.112(2)(g)11.–12.
“Within 45 days after receiving the study, the association must distribute a copy of the study to each unit owner … [and] must provide the division with a statement indicating that the study was completed.”
Official text · read 2026-10-30
Annual financial report (fiscal year ended 2025-12-31)
2026-03-31DoneCompleted 2026-03-20. Required form: audited financial statements.
Interpretation: Uses the 90-day rule; the bylaws may set a different annual date.
§ 718.111(13)
“Within 90 days after the end of the fiscal year, or annually on a date provided in the bylaws … [under $150,000: cash receipts and expenditures; $150,000–$299,999: compiled; $300,000–$499,999: reviewed; $500,000 or more: audited].”
Official text · read 2026-10-30
Director A: director certification
2026-06-08DoneCertified 2026-04-02.
§ 718.112(2)(d)5.b.
“within 1 year before being elected or appointed or 90 days after the date of election or appointment … at least 1 hour of continuing education [annually, starting one year after the most recent certification].”
Official text · read 2026-10-30
Post to website: Insurance policy renewal
2026-07-01DonePosted 2026-06-20.
§ 718.111(12)(g)
“An association managing a condominium with 25 or more units which does not contain timeshare units [must post official records] within 30 days after the association receives or creates an official record.”
Official text · read 2026-10-30
Association website or app
DoneLive since 2025-11-01.
§ 718.111(12)(g)
“An association managing a condominium with 25 or more units which does not contain timeshare units [must post official records] within 30 days after the association receives or creates an official record.”
Official text · read 2026-10-30