How does HB 913 affect Fort Myers condo insurance appraisals in 2026?

House Bill 913 (2025) refines the definition of 'habitable stories' for milestone inspections and introduces 'baseline funding' for reserves. In Fort Myers, appraisals must now reflect 2026 local labor rates and Tier 1 Wind Zone building codes to avoid underinsurance penalties under FS 718.111(11).

What is a Tier 1 Wind Zone appraisal in Lee County?

A Tier 1 Wind Zone appraisal accounts for the specialized construction costs required in coastal areas like Fort Myers. This includes mandatory impact-resistant glazing and secondary water resistance as required by post-Ian building codes to determine an accurate Replacement Cost Valuation (RCV).

What is the 2025 deadline for SIRS in Florida?

Under HB 913, the deadline for completing a Structural Integrity Reserve Study (SIRS) for existing associations has been extended to December 31, 2025. This applies to buildings with three or more habitable stories.

Fort Myers Condo Insurance Appraisals

Fort Myers Condo Insurance Appraisals
Valuation Experts Experts for Luxury Associations

FPAT provides accurate, Florida-compliant Replacement Cost Valuations (RCV) for Lee County associations. From the Downtown River District to the rebuilding communities of Fort Myers Beach, we ensure your association meets the 36-month statutory mandate.

FPAT

5.0

Based on 31 reviews

review us on

Jennifer Stanley

17:09 02 Dec 25

Great company to work with on Reserve Studies and wind mitigation. Responsive and fair price.

Response from the owner 19:16 02 Dec 25

Thank you so much for the wonderful 5-star review! 🌟We’re truly grateful you chose FPAT for your Florida condo reserve study and wind mitigation inspection. It’s always a win when clients tell us we were responsive, easy to work with, and delivered fair, transparent pricing—exactly what every board member and property manager deserves when tackling insurance requirements and Florida’s tough building laws.Your feedback means the world to our team, and we’re here anytime you need an updated reserve study, SIRS report, or another wind mitigation report to keep premiums low and compliance locked in.Thanks again for trusting Florida’s condo reserve study experts!— The FPAT Team

Jan Gable

14:37 25 Nov 25

I can’t say enough good things about my experience with FPAT. Scott was our on-site person and, not only was he knowledgeable, but super easy to work with and collaborative. Maddy, in their office, was great as well. I highly recommend them.

Response from the owner 19:20 02 Dec 25

Thank you for this incredible 5-star review—we’re absolutely thrilled to hear it! 🌟Scott and Maddy are rock stars on our team, and we love that you felt their knowledge, collaboration, and genuine care every step of the way. That’s exactly the kind of stress-free, partnership experience we want every Florida condo board and property manager to have when getting their reserve study or SIRS report done right—and on time.Your recommendation means the world to us, and we’re here whenever you need an update, a new Structural Integrity Reserve Study, or help with insurance deadlines.Thank you again for trusting FPAT—Florida’s local condo reserve study experts!— The FPAT Team(Proudly serving condo associations & HOAs across Florida with fast, accurate, and hassle-free reserve studies)

Ian Land

15:57 24 Nov 25

We did a reserve study and it was completed in very quickly due to the HOA's request and was a more than fair price. Will be using them again for reserve studies going forward.

Response from the owner 19:21 02 Dec 25

We love hearing that we could turn your Florida HOA reserve study around lightning-fast to meet your tight deadline, all while keeping pricing fair and transparent. That’s the FPAT promise: fast, accurate reserve studies and SIRS reports without the usual headaches or sticker shock—so you can get back to running your community with total confidence.

Robbie Anderson

17:34 18 Nov 25

Thorough, thoughtful and very detailed. An awesome report for funding and planning.

Response from the owner 16:05 19 Nov 25

Thank you for your fantastic review! We're delighted our thorough, thoughtful, and detailed report was an excellent tool for your funding and planning.Florida condo boards and property managers often deal with insurance demands, SIRS requirements, and hurricane risks, leading to concerns about compliance and costs. At FPAT, we provide expert reserve studies tailored to Florida's regulations and needs.

BePositive

14:06 18 Nov 25

Our condo association has worked with FPAT on a number of projects from our SIRS, wind mitigation and property evaluation. In all projects, we found FPAT to be very thorough in their analysis and reports, very professional and easy to work with. On this last point, they truly listen to your feedback and also challenge us, as the condo association, to ensure we are making the best informed decision. Kudos to FPAT and Eric Dixon, who we worked with diligently on our SIRS.

Response from the owner 16:01 19 Nov 25

Thank you for your wonderful review! We're thrilled to hear how our thorough analysis, professional approach, and collaborative style—truly listening to your feedback while challenging your condo association to make the best decisions—made a difference across your SIRS, wind mitigation, and property evaluation projects. Special thanks for the shoutout to Eric Dixon; his diligence on your SIRS is a perfect example of how we partner with Florida communities like yours.We know the overwhelm all too well: insurance bombshells demanding reserve studies, Florida's harsh weather risks like hurricanes, and strict laws such as Structural Integrity Reserve Studies (SIRS) for taller buildings. It leaves board members and property managers stressed about compliance, surprise costs, and resident safety—thinking, "This shouldn't be so hard." At FPAT, Florida's trusted local experts in reserve studies, we've guided countless HOAs through these hurdles with empathy and deep-rooted authority in the Sunshine State's regulations and challenges.

Leo Kessel

20:17 03 Nov 25

Very knowledgeable, professional and easy to work with in navigating all of the new legislative requirements.

Response from the owner 15:58 19 Nov 25

Thank you, Leo, for your kind words on November 3, 2025! We're glad our knowledgeable and professional team made navigating those new legislative requirements easier and more straightforward for you.We know how overwhelming it can feel when insurance demands and Florida's strict regulations—like Structural Integrity Reserve Studies (SIRS)—pile on the pressure, leaving condo boards and property managers stressed about compliance, surprise costs, and resident safety. At FPAT, Florida's trusted local experts in reserve studies, we've guided countless communities through these challenges, turning frustration into confidence with our deep understanding of hurricanes, HOAs, and state laws.As the go-to reserve study company in Miami, we're here for anyone searching "reserve study near me" in Miami.

Josh Collens

16:49 17 Oct 25

FPAT was outstanding putting together our Reserve Study. Devin was great and very knowledge on how to conduct the study. We are very pleased with the report.

Response from the owner 18:54 17 Oct 25

Thank you for your review! We're delighted that FPAT provided an exceptional reserve study tailored to your requirements. Devin is grateful for the recognition of his deep knowledge in performing the reserve study—comments like yours inspire us to uphold top-tier quality in all our reports. We truly value your confidence in us and are eager to support any upcoming reserve study revisions or additional needs. Feel free to get in touch anytime!1.3s

Woody Kazimierski

19:41 13 Oct 25

FPAT delivered a comprehensive traditional reserve fund and SIRS studies that were clear to understand and easy to follow with relevant maintenance projects. Both reports were done on time with minimal revisions that were promptly completed.

Response from the owner 17:48 15 Oct 25

We’re thrilled to hear about your positive experience with FPAT’s traditional reserve fund and Structural Integrity Reserve Study (SIRS) services! Our team is dedicated to delivering clear, comprehensive, and easy-to-follow reports tailored to meet the unique needs of Florida condo and HOA boards. We understand the stress of navigating insurance requirements and Florida’s strict regulations, so we’re proud to have provided you with timely reports and prompt revisions to ensure your peace of mind.At FPAT, we specialize in helping property managers and board members like you stay compliant and prepared for Florida’s challenges, from hurricanes to SIRS mandates. Your feedback highlights our commitment to excellence and reinforces why we’re Florida’s trusted experts in condo reserve studies.Ready to take the stress out of your next reserve study? Contact FPAT today for a tailored proposal or download our free guide, Understanding Florida’s Reserve Study Requirements, to stay ahead of compliance demands.

Kerry Wells

18:10 13 Oct 25

I have used FPAT for both reserve studies and insurance appraisals. Their staff is professional, responsive and knowledgeable. The reports they produce are comprehensive and easy to understand.

Response from the owner 17:50 15 Oct 25

We’re delighted to hear about your great experience with FPAT’s reserve studies and insurance appraisals! At FPAT, our professional and knowledgeable team is committed to delivering comprehensive, easy-to-understand reports that help Florida condo and HOA board members like you navigate complex requirements with confidence. We know how overwhelming insurance demands and Florida’s regulations can feel, and we’re here to make the process seamless and stress-free.Your trust in us for both reserve studies and insurance appraisals means the world. As Florida’s trusted experts, we’re dedicated to providing responsive service and tailored solutions to keep your community compliant and prepared for any challenge, from hurricanes to SIRS mandates.

Kristen Pileggi

19:15 03 Sep 25

I can not speak highly enough of Maddy! Working in the insurance industry - she is my GO TO with inspections. Super fast, kind, friendly, efficient .. I could go on and on! Whenever I am in need of an commercial wind mitigation inspection I reach out and she replies with the info I need quicker than I can even send the email. 10 Stars if I could!

Response from the owner 17:35 05 Sep 25

Thank you for the glowing review! We’re thrilled to hear about your fantastic experience with Maddy for your commercial wind mitigation inspection needs. At FPAT, we pride ourselves on delivering fast, friendly, and efficient service, and it’s wonderful to know Maddy exemplifies this as your go-to expert in the Reserve Study and insurance industry.Her quick response times and dedication to providing top-notch inspection services are what make FPAT Florida’s trusted choice for condo and HOA reserve studies, including wind mitigation inspections that meet Florida’s strict regulations. We’re here to ensure your property is compliant, safe, and ready for any challenge—without the stress.We truly appreciate your kind words and 10-star enthusiasm! For anyone reading this, contact FPAT today for your commercial wind mitigation inspection or reserve study needs, and experience the same reliable, professional service.

Lisa Cook

14:06 16 Apr 25

FPAT delivered on there commitments to get our HOA renewal insurance appraisal. They were professional and knowledgeable and kind and got it done early. Maddy was extremely helpful explaining what needed to be done and was so smart and nice, even re-explaining things as needed. Excellent communication and customer service.

Response from the owner 16:45 03 Sep 25

Thank you for your wonderful review! We’re thrilled to hear that Fpat.com exceeded your expectations with our professional and timely HOA Reserve Study and insurance appraisal services in Tampa. Our team, especially Maddy, takes pride in delivering clear, knowledgeable guidance to ensure your HOA meets all requirements, including Hb-913 compliance. At Fpat.com, we strive to be the top Reserve Study Company for HOAs and condos, offering expert Condo Reserve Study and SIRS assessments with excellent communication. Your kind words about our customer service mean the world! For anyone seeking a Reserve Study Near Me in Tampa, we’re here to help—contact us today or check our photo “sirs-tampa-florida-structural-inspection.jpg” to see our work in action. Thanks again for choosing Fpat.com!

Tim Copp

01:40 14 Apr 25

Eric Dixon has been a pleasure to deal with as part of our Association's reserve study. Patient, communicative, and helpful.

Response from the owner 16:46 03 Sep 25

Thank you for your fantastic review! We’re delighted to hear that Eric Dixon provided exceptional service during your Association’s Hoa Reserve Study in Orlando. At Fpat.com, our Reserve Study Company is committed to delivering patient, communicative, and helpful support, ensuring your HOA meets Hb-913 and SIRS requirements with ease. Whether you need a Condo Reserve Study or a comprehensive Reserve Study Near Me, our team is here to guide you. Check out our photo “reserve-study-company-orlando-professional-services.jpg” to see our process in action! Your kind words inspire us—contact Fpat.com for expert reserve study services in Orlando or beyond. Thanks for choosing us!

Cindy Patrick

20:26 17 Feb 25

I have been working with FPAT for over a decade. They are very timely and responsive to email. The insurance carries know the integrity this company holds, I have heard them say it. It's when an underwriter see's Felton's name, they don't question the document at all. That is how much trust they have in Felton Professionals.

Response from the owner 17:36 05 Sep 25

We’re deeply honored by your decade-long partnership and heartfelt review! At FPAT, we strive to deliver timely, responsive, and trustworthy service, and it’s incredibly rewarding to hear that our integrity shines through in the eyes of insurance carriers and underwriters. Knowing that Felton Professionals’ name carries such weight in the industry—especially for condo and HOA reserve studies, including Structural Integrity Reserve Studies (SIRS)—fuels our commitment to excellence.

Wendy

18:16 11 Feb 25

Madeline is AMAZING . thank you for all you do

Response from the owner 17:37 05 Sep 25

We’re thrilled to hear your enthusiasm for Madeline’s amazing work! At FPAT, we’re passionate about delivering exceptional service, and Madeline’s dedication to helping Florida condo boards and property managers with reserve studies and commercial wind mitigation inspections truly shines. Thank you for recognizing her efforts to keep your community compliant, safe, and stress-free amidst Florida’s tough regulations and insurance demands.

Lora

17:57 07 Feb 25

Always a pleasure working with FPAT! The entire team is prompt, efficient and very knowledgeable. I will be continuing using their services for years to come!

Response from the owner 18:47 12 Sep 25

Thank you for your glowing review! We're thrilled to hear that our prompt, efficient, and knowledgeable team at FPAT has made your experience a pleasure. As Florida’s trusted experts in condo reserve studies, we’re committed to delivering top-notch service to keep your community compliant and prepared for anything—hurricanes, SIRS regulations, or insurance demands. We look forward to partnering with you for years to come! For anyone needing a reliable reserve study, contact FPAT today to ensure your property’s financial security and peace of mind.

Anastasia Coombs

16:00 05 Feb 25

Jacqueline D-W

15:57 31 Jan 25

FPAT is great! They provide excellent service and are extremely proficient in doing the wind mitigation inspections. I highly recommend!

Response from the owner 18:47 12 Sep 25

We’re delighted to hear that FPAT’s excellent service and expertise in wind mitigation inspections have earned your high recommendation. As Florida’s go-to experts for condo reserve studies and inspections, we’re dedicated to helping board members and property managers like you stay compliant and prepared for Florida’s storms and strict regulations. Ready to secure your property’s future? Contact FPAT today for a tailored wind mitigation or reserve study solution that brings peace of mind!

Jennifer Welton

01:26 30 Jan 25

Maddy at FPAT is always quick to respond and pleasant to work with. The other representatives I've interacted with have also been nice to work with.

Chuck Connell

21:26 29 Jan 25

I worked with Josh for an inspection today. He was professional and communicative, confirming our appointment time and contact numbers in the days prior. This was efficient, convenient and effective for my schedule.

Navigating Insurance Compliance in Lee County

In the wake of Hurricane Ian and recent legislative shifts like HB 913, Fort Myers community associations face a unique set of challenges. It is no longer enough to rely on outdated tax assessments or national averages. To secure coverage in Florida’s volatile insurance market, your board needs a defensible, independent appraisal that reflects the true cost of rebuilding in Southwest Florida.

The 36-Month Statutory Mandate

According to Florida Statute 718.111(11), all residential condominium associations must obtain an independent insurance appraisal at least once every 36 months. Failing to do so doesn’t just risk non-compliance; it exposes the association to massive co-insurance penalties and potential non-renewal by admitted carriers.

Why Fort Myers Associations Trust FPAT

While national firms use “broad-stroke” data, FPAT utilizes 100% in-house experts who live and work in Florida. We understand that rebuilding a high-rise in the River District involves different logistics, labor rates, and code requirements than a gated HOA in Gateway.

Localized Expertise for Lee County

Post-Ian Construction Costs: We track real-time labor and material spikes in the Fort Myers area to ensure your RCV is accurate.
Lee County Property Appraiser Integration: We bridge the gap between Lee County Property Appraiser (LEEPA) tax values and the actual cost of 100% reconstruction.
Flood & Surge Realities: Our appraisals account for the specific foundation and first-floor requirements mandated by the Florida Building Code for coastal and riverfront properties.

Co-Insurance Penalty Checker

For Florida condo boards – one click, instant insight

Full Rebuild Value:
Your Insurance Limit:
Claimed Damage:

Enter values above and hit "Calculate Now" to see risk.

No clue what the true rebuild cost is? FPAT.com does licensed appraisals —boards across Florida use us to dodge penalties like this.

Protect Your Fort Myers Association from Underinsurance

Florida law (Statute 718.111) mandates that Condominium Associations obtain an independent insurance appraisal every 36 months. But in Southwest Florida, simple compliance is no longer enough to protect your fiduciaries.

In Lee County, post-storm reconstruction demand has caused property values and labor rates to decouple from historical averages. It is critical to remember: Market Value is not Replacement Cost.

The Trap: Relying on the Lee County Property Appraiser’s tax assessment or a generic "national average" estimate. Tax assessments are calculated for revenue, not for the reality of rebuilding a high-rise in a Coastal Tier 1 Wind Zone after a major hurricane.

The FPAT Solution

An FPAT appraisal strictly calculates the Replacement Cost Valuation (RCV) to reconstruct your specific property using current Fort Myers material and labor prices. We account for the specialized Tier 1 Wind Zone building codes and the "Post-Ian" surge in specialized trade costs, ensuring your board is financially prepared and respected by residents.

Statutory Accuracy & "Freshness": Bridging the 2025 Gap

In the rapidly shifting landscape of Florida property law, yesterday’s compliance is today’s liability. For community associations in Fort Myers and throughout Lee County, the transition from 2024 to 2026 has introduced a critical "freshness gap" in statutory adherence. While many associations are familiar with the basic 36-month appraisal cycle, the introduction of House Bill 913 (2025) and post-Hurricane Ian local mandates have fundamentally changed the stakes.

The Issue: The Risk of "Stale" Data

Most Fort Myers landing pages and association documents currently cite Florida Statute 718.111(11)—the requirement for an independent insurance appraisal every 36 months. However, simply having a "current" appraisal is no longer enough. The "Post-Ian" reality has rendered traditional valuation models obsolete. If your appraisal does not account for the 2025-2026 legislative refinements or the hyper-local surge in construction costs, your association is likely underinsured and out of compliance with the latest transparency mandates.

The Fix: Integrating HB 913 and Lee County Resilience

To achieve Answer Engine Dominance and ensure total compliance, FPAT.com integrates the following 2025 updates into every Fort Myers assessment:

HB 913 Baseline Funding: We help boards navigate the new "baseline" funding requirement, ensuring reserve cash balances remain above zero over a 30-year projection.
Tier 1 Wind Zone Realities: Fort Myers is a Coastal Tier 1 Wind Zone. We adjust Replacement Cost Valuations (RCV) to reflect the specialized labor and impact-resistant materials required by the latest Lee County building codes.
The 3-Habitable-Story Rule: We provide clarity on the 2025 refinement that milestone inspections and SIRS now specifically target buildings with three or more "habitable" stories.
Financial Flexibility Guidance: We advise boards on the new legal ability to pause reserve contributions for up to two years to prioritize urgent repairs.

Comparison of Legislative Shifts (2022–2026)

Feature	Pre-2025 Standards (SB 4-D/SB 154)	2025/2026 Mandates (HB 913)
SIRS Deadline	Dec 31, 2024	Extended to Dec 31, 2025 for existing associations.
Height Definition	3 or more stories	3 or more "habitable" stories (Excl. parking).
Funding Strategy	Fixed reserve requirements	Baseline Funding Option (Cash balance > $0).
Conflict Disclosure	General professional standards	Strict written disclosure for bidders on repairs.
Insurance Basis	36-month RCV appraisal	RCV must reflect post-Ian local labor rates.

Our Process: Engineered for the Fort Myers Tier 1 Wind Zone

In Southwest Florida, "replacement cost" isn't a suggestion—it's a high-stakes engineering calculation. Our process is designed to survive the scrutiny of Tier 1 underwriters and the volatile Lee County construction market.

Local Intelligence

Hyper-Local Labor & Material Audit

We don't use national averages like RSMeans, which often lag behind the reality of the Fort Myers market. Our in-house experts analyze real-time costs for impact-resistant glazing, specialized roofing, and HVAC components specific to Lee County’s Post-Ian building codes.

Statutory Precision

Tier 1 Wind Zone RCV Modeling

Fort Myers sits in a Coastal Tier 1 Wind Zone. Our valuation models explicitly account for the mandatory high-velocity hurricane zone (HVHZ) requirements. We calculate the specific costs for "to-code" reconstruction, including reinforced tie-beams and secondary water resistance—elements often missed by generalist appraisers.

Why this matters: If your appraisal ignores HVHZ requirements, your association faces massive co-insurance penalties during a claim.

2026 Compliance

HB 913 & SIRS Data Integration

We synchronize your 36-month insurance appraisal with your Structural Integrity Reserve Study (SIRS). This ensures that the replacement costs for critical components—like load-bearing walls and fire protection—are consistent across all board-certified records, fulfilling the 2025 transparency mandates of HB 913.

Underwriter Advocacy

Final Valuation Review & Board Support

Every report undergoes a rigorous in-house review. We provide a clear Replacement Cost Valuation (RCV) summary that underwriters respect. Furthermore, we offer live Zoom support for Fort Myers board meetings to explain the data, ensuring your community moves forward with confidence and control.

Serving All of Fort Myers & Lee County

We provide specialized insurance appraisals and SIRS (Structural Integrity Reserve Studies) for communities throughout the region:

Downtown River District: High-rise expertise for luxury towers.
Fort Myers Beach & Sanibel: Specialized coastal valuations post-storm.
South Fort Myers & Estero: Large-scale HOAs and gated community reserve studies.

Cape Coral: Multi-family and waterfront condo assessments including windstorm mitigation inspections.

How We Calculate Your Replacement Cost

We use a data-driven approach to ensure your coverage is defensible to any insurance carrier.

FAQ: Insurance Appraisals in Fort Myers FL

How has HB 913 (2025) changed requirements for Fort Myers condos?

Florida's HB 913 (2025), effective July 1, 2025, introduced key flexibilities and clarifications for condominium associations, including those in Fort Myers recovering from storm damage. It allows "baseline" funding plans in Structural Integrity Reserve Studies (SIRS), where reserves must maintain a cash balance above zero over the planning period. It also permits temporary pauses or reductions in reserve contributions (up to 2 consecutive years, with majority owner approval for budgets through 2028) to prioritize urgent repairs from milestone inspections. The bill extended the initial SIRS deadline to December 31, 2025 (from 2024). Milestone inspections now explicitly apply to buildings with three or more "habitable" stories (clarifying scope by excluding non-habitable areas like parking). Associations can use loans, lines of credit, or special assessments for funding (with approvals), and the threshold for reserved items rose from $10,000 to $25,000. These changes provide critical financial flexibility for compliance while addressing safety post-Surfside and storm recovery.

Does a "Tax Assessment" count as an insurance appraisal?

No. A tax assessment from the Lee County Property Appraiser determines "Market Value" for ad valorem tax purposes. An insurance appraisal, however, determines Replacement Cost Value (RCV), which is typically much higher in Florida due to updated building codes, wind mitigation standards, construction inflation, and current material/labor costs. These serve different purposes and are not interchangeable for insurance coverage requirements under Florida condo laws.

Can we bundle an Insurance Appraisal with our SIRS?

Yes. Bundling an insurance appraisal with your Structural Integrity Reserve Study (SIRS) and Milestone Inspection (often called "Compliance Bundling") is common and efficient. It promotes data consistency across reports (e.g., shared building measurements, condition assessments, and cost estimates), reduces duplication, and lowers costs through combined site visits and mobilization fees. Many Florida providers, including specialists in post-storm areas like Fort Myers, offer this integrated approach to help associations meet multiple compliance needs affordably and defensibly.

Ready to Secure Your Community?

From the Gulf to the Bay, we are Naple’s trusted valuation partners.

Phone: 866.568.7853
Email: info@fpat.com

Serving The Entire State Of Florida

FPAT serves Florida’s diverse property landscape, with expertise in:

We're Available To Have A Conversation

Thank you for considering FPAT for your Fort Myers property inspection needs. We’re looking forward to hearing from you. Please use the links below to get in touch.

We're Available To Have A Conversation

Thank you for considering our company for your property inspection needs. We’re looking forward to hearing from you and about your inspection needs. Please use below links to get in touch with us.

Eric Dixon

See Full Bio

Fort Myers Condo Insurance Appraisals
Valuation Experts Experts for Luxury Associations

FPAT provides accurate, Florida-compliant Replacement Cost Valuations (RCV) for Lee County associations. From the Downtown River District to the rebuilding communities of Fort Myers Beach, we ensure your association meets the 36-month statutory mandate.