Condo Living Has Changed
Beyond panoramic views and expansive floor plans, today’s marquis condos offer a whole new level of luxury, with world-class brand names and lifestyle amenities powered by top players in dining, wellness and entertainment.
For these communities to thrive long-term, they must deliver – and sustain – a high-level brand experience.
Property Management, Reinvented
Black Briar Management (BBM) leverages institutional asset and hotel management experience to help communities maintain their brand DNA. Through early stage collaboration, we translate developer promises into sustainable plans, orchestrating the daily resident experience from behind-the-scenes to front-of-house.
With expert budgeting, staffing, business intelligence and more, we deliver strategic guidance from planning to turnover.
High-Tech Meets High-Touch
South Florida’s premier HOAs trust BBM for a worry-free transition and proactive management tailored to their needs. Using cutting-edge technology – including our own prop tech solutions – we run associations like Fortune 500 companies, helping boards evaluate risk, anticipate needs, overcome challenges and unlock opportunities.
In fact, our post-turnover retention rate exceeds 97 percent because of the high-caliber experience we deliver.
2024 BLACK BRIAR MANAGEMENT.
ALL RIGHTS RESERVED | TERMS & CONDITIONS
POWERED BY LUCCA LILY DESIGN COLLECTIVE | 2024
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305 925 8130
7215 NE 4TH AVE, UNITS 101-102, MIAMI, FL 33138
Real Estate
• CoStar, MLSI
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AI will detect, measure, count, compare, and label project features
Take your project from concept to takeoff faster than ever
Simply upload floor plans or architectural drawings to Togal
Instantly generate a complete space breakdown for estimating
LEGAL COMPLIANCE
Navigating Florida’s Changing Regulatory Landscape
Navigating Florida’s Changing Regulatory Landscape
Florida’s condominium statutes have undergone sweeping changes following the Surfside tragedy, fundamentally reshaping inspection, reserve, and structural compliance requirements. These changes have significant implications for luxury condominiums and condo-hotels alike.
Black Briar Management helps developers and boards:
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Understand and comply with milestone inspection requirements
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Implement Structural Integrity Reserve Studies (SIRS)
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Develop fully funded reserve strategies aligned with statutory mandates
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Coordinate engineers, attorneys, auditors, and insurance professionals
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Reduce fiduciary exposure through disciplined documentation and transparency
In codominium and mixed-use environments, compliance extends beyond residential statutes to include commercial operations, hospitality liabilities, and shared-use risk. Black Briar provides the expertise and network necessary to manage these complexities proactively.
Florida’s Post-Surfside Condo Statutes — A New Regulatory Reality
In the wake of the 2021 Champlain Towers South tragedy in Surfside, Florida, lawmakers dramatically reshaped condominium regulations to ensure structural safety, inspection standards, and reserve funding for all buildings three stories or taller statewide.
Core legislative changes include:
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Mandatory Milestone Structural Inspections at 30 years of age (or 25 years if within three miles of the coast), and every 10 years thereafter.
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Structural Integrity Reserve Studies (SIRS): Comprehensive evaluations of building systems and replacement cost forecasting conducted by licensed engineers or architects.
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Fully Funded Reserve Requirements: Condominium associations must set aside sufficient funds for major repairs and replacements based on SIRS outputs — without annual waivers.
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Flexible Compliance Frameworks: Recent legislative refinements (e.g., HB 913) extend compliance timelines, introduce alternate funding options (such as loans or lines of credit), and allow associations greater flexibility while ensuring safety standards persist.
These reforms are mandatory to avoid fines, occupancy restrictions, and fiduciary exposure for board members. Black Briar manages buildings to ensure that safety and compliance are woven into every development phase and operation, from planning and budgeting through long-term governance.
