Florida condo boards are not facing one deadline this season. They are facing a stack: complete any Structural Integrity Reserve Study (SIRS) the statute allowed to run alongside a milestone inspection, no later than December 31, 2026, adopt a 2027 budget under amended Rule 61B-22.005, then sit in front of lenders who will apply Fannie Mae’s 15% Full Review floor to applications dated on or after January 4, 2027—while watching for the Division’s 2027 reserve-threshold post by February 1, 2027.
This calendar is the board packet page that puts those dates in order. It summarizes and links FPAT’s deeper Oct. 2 posts and the Oct. 2026 rule explainer; it does not re-litigate them. Written in RS/PRA voice for Felten Property Assessment Team (Safety Harbor / Tampa Bay). Technical guidance for boards and managers, not legal advice. Confirm owner-notice timing, vote mechanics, and filing steps with association counsel.
Current as of October 5, 2026. DBPR has already noticed further development of Rule 61B-22.005 (notice 31379517, published Sept. 17, 2026, on annual reserve funding adjustments and pooled vs. straight-line changes), so recheck the rule on flrules.org before relying on its details. The dates below are fixed calendar dates.
The four dates that matter
| Date | What it is | Who it hits | Primary source |
|---|---|---|---|
| Oct. 4, 2026 (already effective) | Amended Rule 61B-22.005 (Reserves): Form CO 6000-10 studies, Affidavit Form 6000-11, update triggers, funding must match the completed SIRS | Florida residential condominiums budgeting under Ch. 718 reserves / SIRS | Rule 61B-22.005 (see FPAT rule post) |
| Dec. 31, 2026 | Outer deadline to complete a SIRS for unit-owner-controlled associations (existing on or before July 1, 2022) that used the option to complete it alongside a milestone inspection (MI) due on or before Dec. 31, 2026 (s. 718.112(2)(g)7) | Associations whose MI+SIRS coordination runs through year-end 2026 | Florida SIRS / MI calendar (DBPR timeline context; FPAT Dec. deadline post) |
| Jan. 4, 2027 | Fannie Mae Full Review: minimum replacement-reserve allocation rises from 10% to 15% of annual budgeted assessment income (application date controls) | Condo projects needing conventional / GSE unit sales under Full Review | Fannie Mae LL-2026-03 (linked in January section) |
| Feb. 1, 2027 | DBPR posts the official 2027 inflation-adjusted reserve threshold (2026 figure remains $25,675 until then) | Boards scoping “other” / eighth-category items and non-SIRS line-item reserves for 2027 study years | DBPR Reserve Threshold page (plain text for editors: www2.myfloridalicense.com/condos-timeshares-mobile-homes/reserve-threshold/) |
Deep dives (summarize and link—do not rewrite): Fannie Mae Highest Goal & 15% · $25,675 threshold checklist · Rule 61B-22.005 Oct. 2026 board guide · Florida SIRS December 2026 Deadline · 2026 SIRS Funding Mandate.
October: confirm study status, run update triggers, pick your warrantability path
October is triage month—not a second research project.
SIRS / Rule 61B-22.005 (already live since Oct. 4, 2026):
- Confirm you have a completed SIRS: signed, dated, and delivered—not a board draft (Rule 61B-22.005(9)(c)1).
- Confirm the study (and any update) is on current Form CO 6000-10, and that Affidavit Form 6000-11 plus the SIRS Reporting form path through the association’s DBPR online account is on the manager checklist.
- Run the new rule’s update triggers before you lock 2027 numbers: ≥50% year-end reserve-balance variance vs. annual reserve inflows; >2-year schedule slip early or late; a required site visit on any update made after an incident or disaster that may affect structure or life safety; 36-month visual-inspection window for financial-only updates. Full decision tree: Florida’s New SIRS Rule (Rule 61B-22.005).
Warrantability (do not re-brief LL-2026-03 here):
- Highest Goal / no-baseline study path is already mandatory for loan applications dated on or after Aug. 3, 2026 under Fannie Mae LL-2026-03; Limited Review is retired for those apps.
- Decide whether the 2027 adopted budget will document the Highest Goal study path, the coming 15% percentage path, or a board-minuted hybrid. Details: Fannie Highest Goal & 15% post.
Threshold year:
- Any 2026-year “other” inventory still quoting $25,000 is stale; the posted 2026 figure is $25,675. Leave 2027 dollars blank until DBPR posts the figure (by Feb. 1, 2027). Checklist: $25,675 threshold post.
November: budget draft, owner notice (counsel), insurance reality check
November is when the draft budget either matches the study—or the board discovers the gap while there is still calendar left.
Budget draft under the new rule:
- Funding for SIRS items must align with the most recently completed SIRS; the rule bars altering or manipulating findings (Rule 61B-22.005(3)(b) and (9)(d)). If the building reality changed, commission an update—do not edit the PDF. Funding-mandate context: 2026 SIRS Funding Mandate.
- Multicondominium associations considering an Alternative Funding Method must watch the rule’s 60 / 30 / 15-day clock: the association submits the AFM at least 60 days before the budget-adoption meeting, the Division flags deficiencies within 30 days of a complete submission, and the association has 15 days to cure. AFM is multicondo-only under Rule 61B-22.005(8)—see the rule post.
Owner notice timing:
- Statutory minimums (your bylaws may require more; counsel confirms the calendar): mail, hand-deliver, or electronically send the budget-meeting notice and a copy of the proposed budget at least 14 days before the meeting, with an affidavit filed in the official records (s. 718.112(2)(e)1). Adopt the budget at least 14 days before the fiscal year starts (s. 718.112(2)(f)1). For a calendar-year association, that means adopting by Dec. 18, 2026, so a Dec. 18 meeting needs notice out by Dec. 4, 2026. A meeting to consider a nonemergency special assessment needs written notice mailed, delivered, or sent and posted at least 14 days ahead (s. 718.112(2)(c)1), and the notice must state that assessments will be considered, with their estimated cost and purpose (s. 718.112(2)(c)3). If proposed assessments exceed 115% of the prior year’s, a substitute budget is required (s. 718.112(2)(e)2).
Insurance renewal check (plain-text context—not a deep dive):
- Citizens commercial condo association master policies effective new/renewal on or after July 1, 2026 went up on average: Commercial Residential Multiperil Condominium Associations +7.7%; Commercial Residential Wind-Only Condominium Associations +14.1% (Citizens 2026 rate and rule changes page; editors: citizensfla.com/-/20260430-2026-rate-and-rule-changes). Do not confuse those figures with Citizens’ separate personal-lines (homeowners) rate changes, which are a different product.
- From the same Fannie letter that drives the 15% date: master-policy $50,000 per-unit deductible cap for required perils applies for loan applications dated on or after July 1, 2026, with matching HO-6 implications when a per-unit deductible is in play.
- If appraisal / wind-mitigation documentation is part of your renewal packet, see Navigating the 36-Month Florida Property Insurance Appraisal Rule.
December: Dec. 31 MI+SIRS last day, adopt 2027 budget, file what the rule requires
December is execution month.
By December 31, 2026:
- Associations still inside the coordinated milestone inspection + SIRS window treat December 31, 2026 as the last day of that coordination period—not a soft target. Operational checklist: Florida SIRS December 2026 Deadline.
- “Almost done” drafts do not count as a completed SIRS under Rule 61B-22.005(9)(c)1.
Adopt the 2027 budget:
- Calendar-year associations must adopt the 2027 budget at least 14 days before Jan. 1, 2027, so by Dec. 18, 2026 (s. 718.112(2)(f)1). Funding for SIRS items must align with the most recently completed SIRS (Rule 61B-22.005(3)(b)), so plan to have the signed, dated, and delivered study in hand before the proposed budget is noticed. The adopted budget is what a lender will read in January.
- Label the warrantability path in the packet (Highest Goal line item vs. ≥15% replacement-reserve allocation of annual budgeted assessment income) so the questionnaire does not contradict the adopted schedule.
File / distribute:
- Owners receive or can access the completed SIRS; Affidavit Form 6000-11 and SIRS Reporting form go through the online account path the rule and s. 718.501(3) name. Mechanics and form cites: Rule 61B-22.005 guide.
January: Jan. 4 Fannie 15% Full Review; watch Feb. 1 threshold
January 4, 2027 — application date, not closing date:
- For Full Review loan applications dated on or after January 4, 2027, Fannie Mae’s minimum replacement-reserve allocation for capital expenditures and deferred maintenance rises from 10% to 15% of annual budgeted assessment income, unless the reserve-study exception is used correctly with the study’s highest recommended allocation and no baseline funding (already required for apps dated on or after Aug. 3, 2026). Primary authority: Fannie Mae Lender Letter LL-2026-03.
- Freddie Mac Bulletin 2026-C (March 18, 2026) makes matching project-standards changes—boards should assume parallel expectations when buyers can land in either pipeline (plain-text editor cite: guide.freddiemac.com/ci/okcsFattach/get/1010529_7).
- Re-run the percentage math on the adopted 2027 budget the way your lender will read the assessment-income denominator. Soft-pipeline units with apps that may spill past Jan. 4 belong on the manager’s list now—not after a failed Full Review.
February 1, 2027 — threshold post:
- DBPR posts the official 2027 reserve threshold by February 1, 2027. Do not invent a 2027 dollar. Calendar a check of the Division’s Reserve Threshold page; until then, 2026 work stays on $25,675. Details: $25,675 threshold checklist.
Which associations each date applies to
| Association profile | Oct. 4 rule / 2027 budget | Dec. 31, 2026 MI+SIRS | Jan. 4, 2027 Fannie 15% | Feb. 1, 2027 threshold |
|---|---|---|---|---|
| Ch. 718 condo, SIRS-required (buildings three habitable stories or higher; s. 718.112(2)(g)1) | Yes — Form CO 6000-10 study, Form 6000-11 affidavit, update triggers, funding alignment | Yes if still inside the coordinated MI+SIRS window ending Dec. 31, 2026 | Yes if units need Full Review / GSE sales | Yes for “other” item scoping on 2027 study years |
| MI due on or before Dec. 31, 2026 (coordinated with SIRS) | Yes — completed SIRS must support the budget you adopt | Primary hit — treat Dec. 31 as hard | Yes if warrantability matters | Yes when next inventory year rolls |
| Non-SIRS residential condo (not required to complete a SIRS under s. 718.112(2)(g)) | Partial — line-item threshold test ((1)(a)), even-allocation reserve formula ((3)(a)), one-budget limit on waivers ((7)(a)1) under Rule 61B-22.005; SIRS forms/update triggers N/A | Generally N/A — milestone inspections apply to buildings three habitable stories or more (s. 553.899(3)(a)), the same height line as SIRS; confirm building height and any local requirement with your engineer | Yes if Full Review sales still needed | Primary hit for traditional “other item” reserve gating |
| Low-rise / height-exemption questions | Confirm SIRS duty first | Confirm MI duty first | Warrantability still separate | Threshold still matters for non-SIRS / “other” scope |
| HOA under Chapter 720 | Outside this SIRS rule lane | Outside Ch. 718 SIRS mandate | Different project-review facts; do not assume condo letter applies 1:1 | Different statute — see FPAT HOA reserve study services |
Low-rise / exemption playbook (separate from this calendar): SIRS-Exempt Low-Rise Condo Reserve Study (2026).
FAQ
What are the four Florida condo dates boards should put on one page for Q4 2026?
Amended Rule 61B-22.005 effective October 4, 2026 (2027 budget implications); December 31, 2026 MI+SIRS coordinated window end; January 4, 2027 Fannie Mae 15% Full Review application date; February 1, 2027 DBPR 2027 reserve-threshold posting.
Does finishing a SIRS by Dec. 31 automatically satisfy Fannie Mae’s January 4 rule?
No. December 31 answers a Florida MI+SIRS timing problem. January 4 answers whether your adopted budget meets Fannie’s 15% floor or a correctly documented Highest Goal study path. You can finish the study and still fail Full Review if the budget does not match.
What should boards do in October vs. November vs. December?
October: confirm completed-study status, run Rule 61B-22.005 update triggers, pick Highest Goal vs. 15% path. November: draft the 2027 budget to the study, confirm owner-notice timing with counsel, reality-check insurance (Citizens condo master increases; $50k per-unit deductible conversation). December: adopt the 2027 budget to the completed study (calendar-year associations by Dec. 18, 2026), complete any MI-coordinated SIRS no later than Dec. 31, 2026, and file Affidavit Form 6000-11 / SIRS Reporting through the online account within 45 days of receiving the study.
Is the 2027 DBPR reserve threshold published yet?
No. The official 2026 figure is $25,675. DBPR posts the 2027 amount by February 1, 2027. Do not invent a 2027 dollar for drafts.
Do Citizens rate changes mean condo associations got a cut?
No. For Citizens commercial condo association master policies effective on or after July 1, 2026, average statewide rates went up: multiperil condominium associations +7.7%, wind-only condominium associations +14.1%. Citizens’ personal-lines (homeowners) rate changes are a different product.
Do Chapter 720 HOAs follow this SIRS calendar?
No. This stack is a Chapter 718 condominium calendar (plus GSE project standards for condo Full Review). HOA reserve questions belong under Ch. 720 and a separate professional scope.
Expert note
“Most boards are treating these as separate problems. They aren’t. The study you finish before your budget meeting sets the budget you adopt, and that budget is what a lender checks in January. Put all four dates on one page and work backward.”
— Eric Dixon, RS / PRA, Felten Property Assessment Team (Safety Harbor / Tampa Bay)
Ready for a 24-hour proposal?
If your Florida condo board needs a Form CO 6000-10 SIRS update, an update-trigger check before the 2027 budget vote, or a Highest Goal / 15% budget crosswalk timed to Dec. 31 and Jan. 4, request a 24-hour proposal from FPAT via Florida Reserve Study services or the SIRS service hub.
This post is technical guidance for boards and managers, not legal advice. Confirm filing, notice, and vote steps with association counsel.
