Condominium Budget Reverve Requirements
For Conversion of Rental Units

Preface:  All condominiums, both new construction and conversion of existing rental units, must first be approved by the State. CLICK HERE to view the Florida Condominium Act.  CLICK HERE to view a "pdf" file containing the provisions of the Act and the Florida Adminstrative Code that deal specifically with the the requirements for converting existing rental units into condominiums. After viewing the "pdf" file you can use the "save as" feature of your browser to store the document on your hard drive.

Reserve Requirements that Apply to all Condos. To obtain approval under the Florida Condominium Act the budget of ALL condominiums must provide for certain reserves to cover the cost of maintaining or replacing the physical facilities.  Section 718.112(2)(f) contains the reserve requirements that apply to all condos (both new construction and conversion)

Reserve Requirements that Apply only to Conversions: The statute below (718.618) governs reserve accounts for condo conversion projects.  In addition to meeting the same requirements as all other condos, conversion projects must meet special rules for calculating the amounts of three specific types of reserves.
  • Air conditioning which serves more than one unit.
  • plumbing
  • Roofing

718.618  Converter reserve accounts; warranties.--

(1)  When existing improvements are converted to ownership as a residential condominium, the developer shall establish reserve accounts for capital expenditures and deferred maintenance, or give warranties as provided by subsection (6), or post a surety bond as provided by subsection (7). The developer shall fund the reserve accounts in amounts calculated as follows:

(a)1.  When the existing improvements include an air-conditioning system serving more than one unit or property which the association is responsible to repair, maintain, or replace, the developer shall fund an air-conditioning reserve account. The amount of the reserve account shall be the product of the estimated current replacement cost of the system, as disclosed and substantiated pursuant to s. 718.616(3)(b), multiplied by a fraction, the numerator of which shall be the lesser of the age of the system in years or 9, and the denominator of which shall be 10. When such air-conditioning system is within 1,000 yards of the seacoast, the numerator shall be the lesser of the age of the system in years or 3, and the denominator shall be 4.

2.  The developer shall fund a plumbing reserve account. The amount of the funding shall be the product of the estimated current replacement cost of the plumbing component, as disclosed and substantiated pursuant to s. 718.616(3)(b), multiplied by a fraction, the numerator of which shall be the lesser of the age of the plumbing in years or 36, and the denominator of which shall be 40.

3.  The developer shall fund a roof reserve account. The amount of the funding shall be the product of the estimated current replacement cost of the roofing component, as disclosed and substantiated pursuant to s. 718.616(3)(b), multiplied by a fraction, the numerator of which shall be the lesser of the age of the roof in years or the numerator listed in the following table. The denominator of the fraction shall be determined based on the roof type, as follows:


Roof Type

Numerator

Denominator

a.

Built-up roof without insulation

4

5

b.

Built-up roof with insulation

4

5

c.

Cement tile roof

45

50

d.

Asphalt shingle roof

14

15

e.

Copper roof



f.

Wood shingle roof

9

10

g.

All other types

18

20

(b)  The age of any component or structure for which the developer is required to fund a reserve account shall be measured in years from the later of:

1.  The date when the component or structure was replaced or substantially renewed, if the replacement or renewal of the component at least met the requirements of the then-applicable building code; or

2.  The date when the installation or construction of the existing component or structure was completed.

(c)  When the age of a component or structure is to be measured from the date of replacement or renewal, the developer shall provide the division with a certificate, under the seal of an architect or engineer authorized to practice in this state, verifying:

1.  The date of the replacement or renewal; and

2.  That the replacement or renewal at least met the requirements of the then-applicable building code.

(d)  In addition to establishing the reserve accounts specified above, the developer shall establish those other reserve accounts required by s. 718.112(2)(f), and shall fund those accounts in accordance with the formula provided therein.

(2)(a)  The developer shall fund the reserve account required by subsection (1), on a pro rata basis upon the sale of each unit. The developer shall deposit in the reserve account not less than a percentage of the total amount to be deposited in the reserve account equal to the percentage of ownership of the common elements allocable to the unit sold. When a developer deposits amounts in excess of the minimum reserve account funding, later deposits may be reduced to the extent of the excess funding. For the purposes of this subsection, a unit is considered sold when a fee interest in the unit is transferred to a third party or the unit is leased for a period in excess of 5 years.

(b)  When an association makes an expenditure of reserve account funds before the developer has sold all units, the developer shall make a deposit in the reserve account. Such deposit shall be at least equal to that portion of the expenditure which would be charged against the reserve account deposit that would have been made for any such unit had the unit been sold. Such deposit may be reduced to the extent the developer has funded the reserve account in excess of the minimum reserve account funding required by this subsection. This paragraph applies only when the developer has funded reserve accounts as provided by paragraph (a).

(3)  The use of reserve account funds is limited as follows:

(a)  Reserve account funds may be spent prior to the assumption of control of the association by unit owners other than the developer; and

(b)  Reserve account funds may be expended only for repair or replacement of the specific components for which the funds were deposited, unless, after assumption of control of the association by unit owners other than the developer, it is determined by three-fourths of the voting interests in the condominium to expend the funds for other purposes.

(4)  The developer shall establish the reserve account in the name of the association at a bank, savings and loan association, or trust company located in this state.

(5)  A developer may establish and fund additional reserve accounts.

(6)  A developer makes no implied warranties when existing improvements are converted to ownership as a residential condominium and reserve accounts are funded in accordance with this section. As an alternative to establishing such reserve accounts, or when a developer fails to establish the reserve accounts in accordance with this section, the developer shall be deemed to have granted to the purchaser of each unit an implied warranty of fitness and merchantability for the purposes or uses intended, as to the roof and structural components of the improvements; as to fireproofing and fire protection systems; and as to mechanical, electrical, and plumbing elements serving the improvements, except mechanical elements serving only one unit. The warranty shall be for a period beginning with the notice of intended conversion and continuing for 3 years thereafter, or the recording of the declaration to condominium and continuing for 3 years thereafter, or 1 year after owners other than the developer obtain control of the association, whichever occurs last, but in no event more than 5 years.

(a)  The warranty provided for in this section is conditioned upon routine maintenance being performed, unless the maintenance is an obligation of the developer or a developer-controlled association.

(b)  The warranty shall inure to the benefit of each owner and successor owner.

(c)  Existing improvements converted to residential condominium may be covered by an insured warranty program underwritten by an insurance company authorized to do business in this state, if such warranty program meets the minimum requirements of this chapter. To the degree that the warranty program does not meet the minimum requirements of this chapter, such requirements shall apply.

(7)  When a developer desires to post a surety bond, the developer shall, after notification to the buyer, acquire a surety bond issued by a company licensed to do business in this state, if such a bond is readily available in the open market, in an amount which would be equal to the total amount of all reserve accounts required under subsection (1), payable to the association.

(8)  The amended provisions of this section do not affect a conversion of existing improvements when a developer has filed a notice of intended conversion and the documents required by s. 718.503 or s. 718.504, as applicable, with the division prior to the effective date of this law, provided:

(a)  The documents are proper for filing purposes.

(b)  The developer, not later than 6 months after such filing:

1.  Records a declaration for such filing in accordance with part I.

2.  Gives a notice of intended conversion.