By Rafael Aquino

Published June 1, 2022  


Change finally came for condos and cooperative associations, and no one expected it to happen at a special session. HB 5D was passed by the Florida House and Senate and signed into law by the Governor last week. Some of the major components are:


Mandatory Structural Inspections for Condos & Coops - "Milestone Inspections" - are required for all buildings three stories or greater in height. The report must be performed by December 31st of the year in which the building reaches 30 years of age. If the building is within 3 miles of the coast, it will be 25 years of age. Structural inspection of a building includes an inspection of load-bearing walls and the primary structural members and primary structural systems. Inspection must be conducted by a licensed architect or engineer authorized to practice in the state and understand life safety and structures. If a building does not pass this report, it will be required to conduct phase two of the milestone, which may involve destructive or non-destructive testing at the inspector's direction. Upon the completion of phase one and or phase two must be provided to the association and local government that has jurisdiction. 


Structural Integrity Reserve Studies - a study of the reserve funds required for the future major repairs and replacement of the common areas. The report can be conducted by anyone who is qualified; however, the visual inspection must be conducted by an engineer. The report must be updated at least every ten years. 


Mandatory Reserves: The bill prohibits unit owners from waiving or reducing reserves after December 31st, 2024, for certain specified components identified by the structural integrity reserve study. 


I'm glad that the needed change came; however, I'm afraid I must disagree with how it all went down last minute. The following two years will probably be spent cleaning up what was passed—there are too many questions that need to be answered and clarified. The next few years will be very interesting and challenging for many communities. If there was ever the right time to have the right management team by your side, it is now. 

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As the Co-Founder and CEO of Affinity Management Services, Rafael P. Aquino leads his team to redefine excellence. They serve community   associations   efficiently

and effectively with dedication and passion. Rafael’s energy and positive spirit is the foundation of Affinity Management Services’ company culture, which instills enthusiasm and excitement when providing expert advice to its board members and relieving the day-to-day burdens of running a community association.


Since 2007, Rafael has developed a work culture that values responsive and high-quality services. He has led his team by following a proactive vs reactive philosophy. The same approach Rafael instills in the day to day operations of each association. Today, Affinity Management Services maintains its success and benefits as a result of the foundation Rafael has built and continues to foster by providing educational seminars, continuing education classes for association managers and board members alike.

Rafael and his team help condominium and homeowners’ associations save money and improve their communities. His calm, personable, and service-oriented nature helps him to establish strong relationships with ease. Rafael is known as a sincere and honest leader who looks out for the best interests of his clients and communities, and he strongly advocates for their needs. His role requires coordination and communication, as such he takes logical and intelligent steps to approach challenges head-on.

As a graduate of Florida International University’s electrical engineering program and a licensed community association manager, Rafael’s education and skills equip him with unique insights to tackle complex problems through critical thinking. He understands how each component within a system works together in order to effectively arrive at solutions, techniques, and conclusions. Therefore, as he manages the multiple challenges of running a community association management company, he understands how each property is its own unique system and tailors’ specific services to assure that all their needs are met.

For more information about Rafael P. Aquino and Affinity Management Services please visit or call 1-800-977-6279

Doral Office: 8200 NW 41st ST

Suite 200

Doral, FL 33166

Broward Office: 150 S Pine Island RD Suite 300

Plantation, FL 33324

O: 800-977-6279 ● F: 305-325-4053

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