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For condominium and HOA boards across the state, few things create more stress than a surprise special assessment. In Florida, aging infrastructure, underground plumbing failures, and emergency repairs are some of the most common, and expensive, triggers for these unexpected costs.

Understanding how to avoid a special assessment in Florida starts with shifting from a reactive mindset to a proactive one. By investing in preventive measures like camera inspections and gaining visibility into underground plumbing systems, boards can plan repairs in advance, budget responsibly, and protect residents from sudden financial burdens.

Disclaimer: This content is provided for educational purposes only and is not intended as legal advice. Associations and owners should consult qualified legal counsel regarding Florida statutes, governing documents, or dispute resolution.

Common Plumbing Issues That Lead to Special Assessments in Florida

Florida’s climate, soil conditions, and aging buildings make underground plumbing especially vulnerable. Many communities don’t realize there’s a problem until sewage backups, sinkholes, or water damage force emergency action. Below are some of the most common plumbing-related causes of special assessments:

In many cases, these problems develop slowly and silently, making them ideal candidates for early detection through inspections.

Understanding Florida’s Legal Framework for Special Assessments

Before you learn how to avoid a special assessment in Florida, it’s important to understand the statutes that govern your community:

Florida Statute 720: HOAs

• Covers single-family and planned communities, outlining requirements for notices, voting, assessments, and owner access to records.

Florida Statute 718: Condominiums

• Includes stricter requirements due to shared building systems, covering budgets, reserves, and assessment procedures.

PRS collaborates with reserve specialists and engineering teams to produce comprehensive, board-ready condition reports for your pipe infrastructure, which are useful for both addressing challenges and informing long-term planning.

Proper Notice Requirements for a Special Assessment in Florida

Florida law requires associations to give proper and timely notice before approving a special assessment:

• Condos (FS 718): Minimum 14 days’ written notice
• HOAs (FS 720): 14 days mailed or delivered notice + posted notice
• Notice must state all of the following details clearly:
  • Purpose of the assessment
  • Total amount
  • How funds will be used

If the board failed to follow these procedures, the assessment may be challengeable (more on this later).

PRS documentation provides clear, objective insight into the condition of your plumbing infrastructure, helping associations understand what work is truly necessary and supporting informed decisions as you evaluate or seek to avoid a special assessment in Florida.

Why Prevention Matters: The Cause Behind Most Special Assessments

Knowing how to avoid a special assessment in Florida is essential to understanding your rights and advocating for your neighbors. Still, the reality is that most special assessments in Florida could have been avoided entirely. 

Many special assessments stem from deferred maintenance, especially in areas with the following conditions:

• Aging cast-iron plumbing
• Saltwater-corroded stacks
• Corroded risers and drainage lines
• Water intrusion from failing underground systems

That’s why regular pipe maintenance, including professional camera inspections and cleanings, is so important.

PRS: Your Preventive Partner Against Future Assessments

You’ll spend less time worrying about special assessments in Florida and more time protecting your property’s long-term infrastructure  when you partner with PRS. Our role is to help associations understand the true condition of their plumbing systems so issues can be addressed proactively, not reactively.

Comprehensive Plumbing & Infrastructure Assessments

We conduct detailed evaluations and inspections, complete with videos, photos, and measurable data, to understand the true health of your building’s sewer, waste, and drain lines.

Collaboration with Reserve Study Specialists

Instead of surprising owners, PRS works with reserve study professionals to help communities plan responsible, sustainable budgets by incorporating realistic plumbing infrastructure timelines into reserve schedules.

Board-Ready Reports

Every PRS assessment includes a presentation-ready document that:

• Meets statutory transparency expectations
• Helps boards justify necessary plumbing repairs before emergencies occur
• Supports long-term planning without sudden or surprise assessments

Proactive Solutions for Aging Infrastructure

Rather than replacing entire plumbing systems at once, PRS offers trenchless restoration methods when conditions allow. These solutions can reduce costs, minimize disruption, and  help lower the risk of emergency-driven assessments.

Reduce the Risk of Special Assessments in Florida with PRS

While owners and associations have pathways to challenge improper special assessments in Florida, the most effective approach is prevention. By partnering with experts who understand the unique plumbing challenges of Florida buildings, communities can significantly reduce the risk of sudden, high-cost infrastructure failures.

At PRS, our services can help you avoid a special assessment and set the groundwork to prevent future financial surprises. We provide objective plumbing evaluations, preventive maintenance strategies, and long-term restoration options that support informed decision-making and responsible financial planning.

Protect your property, your neighbors, and your wallet.