Condominium and Planned Development Law
We represent homebuilders, developers, and investors in the development of residential subdivisions and condominium projects.
Strategic Counsel for National Homebuilders and Real Estate Investors
In 2026, the South Florida development landscape is defined by a rigorous new era of accountability. From the high-stakes mandates of HB 1021 to the critical execution of Structural Integrity Reserve Studies (SIRS), developers can no longer rely on legacy templates. Success now requires meticulous legal planning that anticipates regulatory hurdles long before site acquisition.
Attorney Dana Goldman provides solutions-focused counsel to national and regional homebuilders, developers, and investors. With over 20 years of experience, she serves as a strategic partner in the development of residential subdivisions and sophisticated condominium projects across Aventura, Sunny Isles Beach, and Miami-Dade County.
South Florida Planned Development and Regulatory Guidance
We guide developers through the entire lifecycle of a project, ensuring every statutory "t" is crossed to protect the long-term viability of the community.
1. Expert Planned Development Site Acquisition & Due Diligence
A project’s foundation is only as strong as its due diligence. We perform exhaustive reviews to ensure your vision is legally permissible and financially sound:
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Zoning & Land Use Analysis: Navigating local municipal codes and leveraging state-level density bonuses like the Live Local Act.
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Title & Encumbrance Audits: Identifying restrictive covenants or equitable servitudes that could stall a project.
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Planned Development Regulatory Feasibility: Assessing a property's alignment with Chapter 718 (Condominiums) and Chapter 720 (HOAs) standards.
2. Drafting for Longevity: Planned Development Covenants & Governance
The governing documents of a community are its DNA. Precise drafting today prevents multi-million dollar litigation tomorrow.
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Declarations of Condominium: Defining boundaries, common elements, and use rights with absolute clarity.
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Master Covenants & DCCRs: Setting the framework for architectural harmony and land-use control in residential subdivisions.
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Prospectus & Purchase Agreements: Preparing sophisticated offering documents that meet the latest 2026 consumer protection disclosures.
Condominium Development Statutory Compliance: Navigating the 2026 Florida Act
The 2026 legal environment is unforgiving. We ensure your project is a model of compliance from the first day of sales.
Structural Integrity Reserve Study (SIRS) Integration for Developers
Under the 2026 mandates, developers of residential buildings three stories or higher must complete a SIRS before turning control over to the association. We help you coordinate with licensed engineers to ensure the reserve funding schedule is accurately reflected in your initial budget to avoid future liability.
Developer-to-Board Turnover Strategy in South Florida
The "Turnover" phase is a period of maximum risk for developers. We manage the transition with a focus on:
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Inspection Mitigation: Reviewing turnover inspection reports and resolving claims regarding construction or design deficiencies early.
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Digital Records Transparency: Implementing the required secure web portals for all official records as mandated for communities of 25 units or more starting January 1, 2026.
Condominium and Planned Development Law
Frequently Asked Questions
Starting in 2026, the Florida DBPR has expanded enforcement. Knowingly and willfully failing to provide access to records, or destroying accounting records to avoid detection of a crime, can now lead to third-degree felony charges for directors and managers.
Yes. If your condominium project contains 25 or more units, Florida law now requires a secure digital portal for official records (including the Declaration, Bylaws, and annual budget) effective January 1, 2026.
No. For any budget adopted on or after December 31, 2024, reserves for structural components identified in the SIRS cannot be waived or reduced by the membership or the developer.
We recommend a Statutory Feasibility Audit. This identifies whether the intended density and use-rights align with the "Administrative Code" before you commit to final site plans.