Why the bill arrives
Florida's post-Surfside rules create two common reasons for one.
The first is repairs. If phase one of a milestone inspection finds substantial structural deterioration, a phase two report follows within 180 days, and repairs have to start within 365 days of that report (§553.899). If the reserves do not cover them, the gap is usually filled by a special assessment or a loan.
The second is reserves. For budgets adopted on or after 31 December 2024, the owners of a unit-owner-controlled association that must have a SIRS cannot vote to fund the SIRS items below the study's recommendation (§718.112(2)(f)2.b). Those reserves can be funded by regular assessments, special assessments, a line of credit or a loan, and a special assessment, line of credit or loan for them needs the approval of a majority of the total voting interests (§718.112(2)(f)2.c).
The notice rules
A board cannot spring one at a meeting. Notice of any meeting where regular or special assessments will be considered has to say so, and give the estimated cost and a description of the purposes (§718.112(2)(c)3). For a nonemergency special assessment, that notice goes to owners by mail, delivery or electronic transmission and is posted on the property at least 14 days before the meeting (§718.112(2)(c)). The declaration or bylaws can require more, including a vote of the owners. Check them.
After it is approved, each owner gets written notice of the assessment's specific purpose. The money can be used only for that purpose. Anything left over once the purpose is done becomes common surplus, which the board can return to owners or credit toward future assessments (§718.116(10)).
Buying or selling with one pending
The association's estoppel certificate itemizes every assessment, special assessment and other amount owed on the unit at issue (§718.116(8)). Planned ones are not on it yet, so a buyer should also read recent board notices and minutes. Under the resale rules the buyer is entitled to the milestone summary and the SIRS from the seller (§718.503(2)(a)), which is where a planned assessment usually comes from. See buying a condo in Florida.
Help paying one in Miami-Dade
Miami-Dade County runs a Condominium Special Assessments Program for owners facing assessments tied to building recertification repairs. Per the county's guidelines it offers loans of up to $50,000 over 40 years, for owner-occupied units that are the owner's primary residence and homestead, with household income up to 140 percent of the county's area median. Investor owners are not eligible, and assistance is one time per owner (Miami-Dade program guidelines). Check with the county whether applications are open before you count on it.
See it coming
The building's dates are the earliest warning you will get. If the milestone inspection is due within two years, or the SIRS date has passed and the budget does not show the study's funding level, expect one. The calculator shows both dates for any building, and the board-ready PDF puts a whole portfolio on one page set.