Regulatory Timeline

Every major law, regulation, and code change affecting South Florida condominium buildings — from the birth of the Florida Condo Act to the post-Surfside compliance era.

Key Compliance Deadlines

DeadlineRequirementWhoAuthority
Dec 31, 2024Phase 1 Milestone Inspection (buildings 30+ yrs, 3+ stories)All qualifying buildingsFL Statute 553.899 / SB 4-D
Dec 31, 2024Structural Integrity Reserve Study (SIRS) must be completedBuildings 3+ storiesFL Statute 718.112(2)(g)
Dec 31, 2025Phase 2 Milestone Inspection (if Phase 1 found substantial deterioration)Buildings with Phase 1 findingsFL Statute 553.899
Dec 31, 2025SIRS-based reserves must begin full funding (no waiver allowed)All condo associations 3+ storiesFL Statute 718.112
Ongoing40-Year Recertification (Miami-Dade & Broward)Buildings reaching 40 yearsMiami-Dade §8-11(f), Broward
FILTER:
1963 State
Florida Condominium Act

Chapter 711, Florida Statutes (later recodified as Chapter 718)

Florida enacted its first Condominium Act, creating the legal framework for condominium ownership. This law established the concept of individual unit ownership combined with shared ownership of common elements, and set the basic rules for how condo associations would operate, collect assessments, and maintain buildings.

What this means: Before this law, condominiums didn't legally exist in Florida. This opened the door to the massive condo development boom that would reshape South Florida's skyline.
Why this matters now: Many buildings constructed in the 1960s-70s under this original framework are now 50-60+ years old and facing the most severe structural and financial challenges.
FL Statute Chapter 718
1968 Federal
Fair Housing Act

42 U.S.C. §§ 3601-3619

The federal Fair Housing Act prohibited discrimination in housing based on race, color, national origin, religion, sex, familial status, and disability. This applies to condo associations in their rules, sales restrictions, and common-area accessibility requirements.

What this means: Condo boards cannot adopt rules that discriminate against protected classes. Buildings must make reasonable accommodations for disabled residents, and new construction must meet accessibility standards.
DOJ Fair Housing Act
1970 State
Florida Building Code Established

Florida Building Commission

Florida began developing a statewide building code framework. Prior to this, building codes were a patchwork of local ordinances. The state framework would gradually standardize construction requirements, including wind resistance, structural standards, and fire safety for high-rise buildings.

What this means: Buildings constructed before a unified code may have been built to varying standards. This matters enormously when assessing structural integrity of older condos.
Florida Building Commission
1974 Federal
Real Estate Settlement Procedures Act (RESPA)

12 U.S.C. § 2601 et seq.

RESPA established requirements for disclosures during the home buying and lending process. For condo purchases, this includes disclosure of HOA fees, special assessments, and the financial health of the association — information critical for both buyers and lenders.

What this means: Buyers must receive disclosure of pending special assessments and association financial condition before closing. This is now a major pain point as lenders require increasingly detailed condo questionnaires.
CFPB RESPA Resources
1976 State
Condominium Act Recodification (Chapter 718)

Chapter 718, Florida Statutes

The original Condominium Act was completely rewritten and moved from Chapter 711 to Chapter 718. This comprehensive overhaul strengthened unit owner protections, established developer disclosure requirements, created the Division of Florida Condominiums within DBPR, and formalized association governance rules.

What this means: Chapter 718 remains the foundational law governing all Florida condominiums. Every rule about reserves, assessments, inspections, and board governance traces back to this statute.
Chapter 718 Full Text
1981 Miami-Dade
Miami-Dade 40-Year Building Recertification

Miami-Dade County Code § 8-11(f)

Miami-Dade County enacted its landmark 40-Year Recertification ordinance, requiring buildings to undergo structural and electrical inspections when they reach 40 years of age, and every 10 years thereafter. A licensed engineer or architect must certify the building is structurally and electrically safe. If deficiencies are found, repairs must be completed within a specified timeframe.

What this means: This was the first mandatory structural inspection requirement for existing buildings in Florida. It creates a recurring compliance cycle that many associations struggle to fund.
Why this matters now: Champlain Towers South had passed its 40-year recertification process was underway when it collapsed in 2021, raising serious questions about the rigor of these inspections.
Miami-Dade Building Code
1984 Federal
Secondary Mortgage Market Enhancement Act

P.L. 98-440

This federal law enhanced the ability of Fannie Mae and Freddie Mac to purchase condo mortgages, dramatically expanding mortgage availability for condo buyers. However, it also meant these GSEs would set eligibility requirements that condo projects must meet for conventional financing.

What this means: When a condo project doesn't meet Fannie/Freddie requirements (due to deferred maintenance, inadequate reserves, or pending litigation), units become extremely difficult to finance, cratering property values.
Congress.gov
1992 State
Hurricane Andrew & Florida Building Code Reform

Post-Andrew Building Code Revisions

Hurricane Andrew devastated South Florida, destroying 63,000 homes and damaging 124,000 more. The catastrophe exposed massive failures in building code enforcement and construction quality. In the aftermath, Florida undertook a complete overhaul of its building code system, leading to dramatically stronger wind-resistance and structural requirements.

What this means: Buildings constructed before 1992 were built to significantly weaker standards. Post-Andrew codes require impact windows, stronger roof connections, and more robust structural systems — all of which pre-1992 buildings now need to retrofit.
Why this matters now: The vast majority of South Florida condos facing SB 4-D inspections were built before the post-Andrew code reforms, meaning they were constructed to standards we now know were inadequate.
FL Building Code History
1995 Broward
Broward County 40-Year Safety Inspection

Broward County Ordinance

Following Miami-Dade's lead, Broward County adopted its own 40-year building safety inspection program. The requirements are similar: buildings reaching 40 years must be inspected by a licensed engineer or architect for structural and electrical safety, with re-inspection every 10 years thereafter.

What this means: Broward's program created a second major county-level inspection regime. Combined with Miami-Dade, this means the two most condo-dense counties in Florida both had 40-year recertification long before the state acted.
Broward 40-Year Program
2002 State
Florida Building Code Statewide Adoption

Chapter 553, Florida Statutes

After a decade of post-Andrew reforms, Florida fully implemented its statewide building code, replacing the patchwork of local codes. This unified code incorporated the strictest elements of the South Florida Building Code and applied them statewide, with a High-Velocity Hurricane Zone (HVHZ) designation for Miami-Dade and Broward counties requiring even more stringent standards.

What this means: All new construction from 2002 onward meets significantly higher standards. However, existing buildings — which represent the majority of the condo stock — are not required to retroactively comply, creating a two-tier system.
Florida Building Code
2003 State
Reserve Funding Requirements Strengthened

Amendments to FL Statute 718.112

Florida updated its condominium reserve requirements, mandating that associations include reserve line items in their annual budgets for roof replacement, building painting, paving, and any other item exceeding $10,000. However, the law still allowed associations to waive or reduce reserve funding with a majority vote of unit owners.

What this means: This was intended to force associations to plan for major repairs. But the waiver provision became a loophole that the majority of associations used to keep monthly fees low — deferring maintenance costs to the future.
Why this matters now: Decades of waived reserves are the primary reason associations now face massive special assessments. Buildings that should have been saving $500+/month per unit were collecting a fraction of that.
FL Statute 718.112
2007 Federal
FHA Condo Approval Process Tightened

HUD Mortgagee Letter 2009-46B / FHA Condo Guidelines

In the wake of the housing crisis, FHA dramatically tightened its condo project approval requirements. Projects needed to demonstrate adequate reserves, limited investor concentration, sufficient insurance coverage, and no significant deferred maintenance. Many older South Florida projects lost FHA eligibility.

What this means: FHA loans are critical for first-time and lower-income buyers. When a condo project loses FHA approval, the pool of eligible buyers shrinks dramatically, and property values decline as a result.
HUD Condo Resources
2008 Federal
Financial Crisis & GSE Condo Restrictions

Fannie Mae & Freddie Mac Condo Policy Updates

The Great Recession hit South Florida condos particularly hard. Fannie Mae and Freddie Mac implemented strict new requirements for condo project eligibility, including limits on investor-owned units (no more than 50% non-owner-occupied), requirements for adequate insurance, limits on single-entity ownership, and prohibitions on projects with significant deferred maintenance or pending litigation.

What this means: These restrictions made it nearly impossible to get a conventional mortgage in many older South Florida condo buildings, creating a cycle: buildings can't attract buyers → values drop → owners can't afford assessments → maintenance gets further deferred → building becomes less financeable.
Fannie Mae Condo Guide
2010 State
Distressed Condominium Relief Act

CS/CS/HB 1195 (2010 Florida Laws Ch. 2010-174)

In response to the condo foreclosure crisis, Florida passed legislation to help distressed condo projects. The law made it easier for bulk buyers to acquire units in troubled projects without taking on the full liabilities of developer status, and provided some relief for associations dealing with high delinquency rates.

What this means: While intended to stabilize the market, this law also enabled investors to acquire large portfolios of cheap condo units — many of which were in buildings that already had significant deferred maintenance issues.
FL Statute 718.707
2017 State
Hurricane Irma & Insurance Crisis Begins

Post-Irma Insurance Market Reforms

Hurricane Irma caused over $50 billion in damage across Florida. In the aftermath, property insurance rates began a steep climb, particularly for older condo buildings. Many national carriers began pulling out of the Florida market entirely, and Citizens Property Insurance (the state insurer of last resort) saw massive enrollment growth.

What this means: Insurance costs for condo associations have increased 200-400% since 2017, adding $100-500+/month per unit in some buildings. This compounds the financial pressure from assessments and deferred maintenance.
Citizens Property Insurance
2018 Federal
Fannie Mae Condo Project Review Updates

Fannie Mae Selling Guide Updates

Fannie Mae updated its condo project review standards, placing increased emphasis on building safety and structural integrity. Projects with significant deferred maintenance, special assessments for structural repairs, or evidence of safety issues became ineligible for conventional financing.

What this means: Lenders conducting condo project reviews must now look much more carefully at the physical condition of buildings. A failed inspection or large pending assessment can make an entire project "non-warrantable," cutting off conventional mortgage access for all units.
Fannie Mae Selling Guide
June 24, 2021 State
Champlain Towers South Collapse (Surfside)

NIST Investigation / 98 deaths

Champlain Towers South, a 12-story oceanfront condo building in Surfside, Florida, partially collapsed at 1:22 AM on June 24, 2021, killing 98 people in the deadliest structural failure in U.S. history since 9/11. The building was undergoing its 40-year recertification process. Initial investigations pointed to long-standing structural deficiencies in the pool deck and foundation, exacerbated by saltwater intrusion, concrete spalling, and years of deferred maintenance.

What this means: This tragedy was the single most consequential event for the South Florida condo market. It triggered an unprecedented legislative response and fundamentally changed how buildings are inspected, reserves are funded, and condos are financed.
Why this matters now: The Surfside collapse exposed systemic failures — inadequate inspections, underfunded reserves, deferred maintenance, and a governance structure that allowed boards to ignore engineering warnings. Every piece of legislation that followed is a direct response to this event.
NIST Champlain Towers Study
July 2021 Miami-Dade
Miami-Dade Emergency Inspection Order

Mayor's Emergency Order 28-21

In the immediate aftermath of the Surfside collapse, Miami-Dade County issued emergency orders requiring all residential buildings 5+ stories and 40+ years old to submit structural inspection reports within 45 days. This led to an audit of over 400 buildings, many of which were found to have overdue recertifications.

What this means: The emergency audits revealed that dozens of buildings had failed to comply with the existing 40-year recertification requirement, some by many years. This exposed a widespread enforcement gap.
Miami-Dade Condo Safety
Aug 2021 Municipal
Town of Surfside — 30-Year Inspection Ordinance

Surfside Ordinance 2021-2176

The Town of Surfside moved its recertification requirement from 40 years to 30 years for buildings 3+ stories within 3 miles of the coast. Surfside became the first municipality to go beyond the county requirement, reflecting the accelerated deterioration caused by coastal exposure.

What this means: This set the template for the more aggressive timelines that the state would later adopt in SB 4-D. The 30-year threshold within 3 miles of the coast directly influenced the state law.
Surfside Building Department
Dec 2021 State
Statewide Grand Jury Investigation

Florida Supreme Court Order SC21-1334

Governor DeSantis petitioned the Florida Supreme Court to impanel a statewide grand jury to investigate the Surfside collapse and the broader issue of condo building safety across Florida. The grand jury examined building inspection practices, reserve funding, and condo association governance, ultimately issuing a series of reports with recommendations that directly informed SB 4-D.

What this means: The grand jury findings were devastating — documenting widespread reserve underfunding, inspection failures, and a culture of deferred maintenance. Their recommendations became the blueprint for Florida's most sweeping condo reform legislation.
Governor's Office Announcement
May 2022 State
Senate Bill 4-D — Milestone Inspection & SIRS

2022 Florida Laws Ch. 2022-269 / FL Statutes 553.899 & 718.112

SB 4-D is the most significant condo legislation in Florida history. Passed in a special session, it created two major new requirements:

1. Milestone Inspections (§553.899): All condo buildings 3+ stories must undergo structural inspections ("milestone inspections") at 30 years (if within 3 miles of coast) or 25 years (all others), and every 10 years after. Phase 1 is a visual inspection; if deterioration is found, Phase 2 requires more detailed testing.

2. Structural Integrity Reserve Studies (§718.112): All condo associations with buildings 3+ stories must complete a SIRS by December 31, 2024. The SIRS must be conducted by a licensed engineer or architect and must cover reserves for: roof, structure (including foundation), fireproofing, plumbing, electrical, waterproofing, windows, and any item exceeding $10,000. Reserve funding based on SIRS findings cannot be waived or reduced.

What this means: For the first time, Florida condo associations cannot vote to waive reserves for structural components. The SIRS requirement forces associations to confront the true cost of maintaining their buildings — and to start collecting sufficient reserves immediately.
Why this matters now: The SIRS requirement is triggering massive increases in condo fees — often $500-2,000+ per month per unit — and special assessments of $20,000-200,000+ per unit. Many buildings simply cannot afford the required repairs, creating a humanitarian and financial crisis.
FL Senate SB 4-D
Aug 2022 Federal
Fannie Mae / Freddie Mac Condo Safety Requirements

FHFA Condo Safety Initiative / LL-2021-14

Following the Surfside collapse, Fannie Mae and Freddie Mac implemented enhanced condo project review requirements. Lenders must now obtain and review building safety documentation, and projects with known significant deferred maintenance, safety issues, or incomplete inspections are ineligible for conventional financing. This includes a detailed condo project questionnaire that asks specifically about structural issues, inspections, and special assessments.

What this means: Any building that fails its milestone inspection, has significant structural findings, or has a large pending special assessment may lose Fannie/Freddie eligibility. This creates a financing cliff: units become cash-only, values plummet, and the association's ability to fund repairs is further impaired.
Fannie Mae Condo Requirements
Dec 2022 State
SB 2-A — Property Insurance Reform

2022 Florida Laws, Special Session A

Florida passed sweeping property insurance reforms in a special legislative session, aimed at stabilizing the collapsing insurance market. Key provisions eliminated one-way attorney fee awards, required coverage disputes to go through a pre-suit mediation process, and provided $2 billion in reinsurance funding through a new Florida Optional Reinsurance Assistance (FORA) program.

What this means: While aimed at reducing frivolous litigation that was driving insurers out of Florida, these reforms also affected condo associations' ability to pursue insurance claims for hurricane damage and water intrusion — common issues in aging buildings.
FL Senate SB 2-A
Jan 2023 Miami-Dade
Miami-Dade Updates Recertification to 25/30 Years

Miami-Dade Ordinance Amendment

Miami-Dade County amended its building recertification ordinance to align with and exceed SB 4-D requirements. The county reduced its recertification trigger from 40 years to 25 years for buildings within 3 miles of the coast and 30 years for all others, matching the state milestone inspection timeline. Buildings that previously only faced recertification at 40 years now face it much sooner.

What this means: Thousands of Miami-Dade buildings between 25-40 years old that previously had no inspection requirement now face mandatory structural evaluations, massively expanding the universe of affected properties.
Miami-Dade Building Safety
June 2023 State
HB 1021 — Condo Association Governance Reforms

2023 Florida Laws Ch. 2023-203

Building on SB 4-D, this bill addressed governance and transparency issues in condo associations. Key provisions include: mandatory financial reporting to DBPR, enhanced board member training requirements, restrictions on self-dealing by board members, strengthened rules for reserve fund management, and increased penalties for associations that fail to comply with inspection and reserve requirements.

What this means: Board members now face greater personal liability for failing to maintain reserves or comply with inspection requirements. The transparency provisions make it harder for boards to hide financial problems from unit owners.
FL Legislature HB 1021
June 2023 State
SB 154 — Association Financial Transparency

2023 Florida Laws

SB 154 strengthened financial reporting and transparency requirements for condo associations. Associations must now make inspection reports, reserve studies, and financial statements available to unit owners and prospective buyers. The bill also required DBPR to create a searchable online database of condo association information.

What this means: Buyers and lenders can now more easily access critical information about a building's structural condition and financial health before purchasing. This transparency is both a protection for buyers and a pressure point for associations that have been deferring maintenance.
FL Senate SB 154
Dec 31, 2024 State
SIRS Completion Deadline

FL Statute 718.112(2)(g)

The statutory deadline for all qualifying condo associations (3+ stories) to complete their Structural Integrity Reserve Study. The SIRS must be conducted by a licensed engineer or architect and must identify the remaining useful life and replacement cost of all major structural components. Based on these findings, the association must begin funding reserves at the levels recommended in the study — with no ability to waive or reduce.

What this means: This is the moment of truth for thousands of condo buildings. SIRS results are revealing repair costs of $5-50+ million for many buildings, translating to per-unit assessments that many owners simply cannot afford.
Why this matters now: Buildings that miss this deadline face enforcement action from DBPR, potential Fannie/Freddie ineligibility, and may be unable to obtain insurance. The financial shock of SIRS-mandated reserves is driving the current assessment crisis.
FL Statute 718.112
Dec 31, 2024 State
Phase 1 Milestone Inspection Deadline

FL Statute 553.899

All existing condo buildings that are 3+ stories and 30+ years old (25+ years within 3 miles of coast) must complete their Phase 1 Milestone Inspection by this date. Phase 1 is a visual examination of habitable and non-habitable areas by a licensed engineer or architect to determine the building's general structural condition.

What this means: Phase 1 inspections that find "substantial structural deterioration" trigger a mandatory Phase 2 inspection within 180 days, requiring more detailed testing including material sampling and load analysis. The results become public record.
FL Statute 553.899
July 2024 State
SB 280 — Condo Association Reforms & SIRS Adjustments

2024 Florida Laws

Responding to the severe financial impact of SB 4-D on unit owners, the legislature passed SB 280 with some modifications. Key provisions: associations with buildings 3 stories or fewer are now exempt from SIRS requirements; associations may phase in reserve funding increases over multiple years rather than all at once; alternative inspection methodologies are permitted for certain building types; and the DBPR was given additional enforcement authority and resources.

What this means: While this provides some relief for smaller buildings, the core requirements for buildings 3+ stories remain intact. The phase-in provision helps associations spread the financial shock but doesn't reduce the total amount that must ultimately be collected.
FL Senate SB 280
2024 Palm Beach
Palm Beach County Building Safety Inspection Program

Palm Beach County Ordinance

Palm Beach County — which historically had no mandatory recertification program — adopted a building safety inspection ordinance aligned with SB 4-D. While the state law provides the baseline, the county program adds local enforcement mechanisms, establishes a registry of qualifying buildings, and provides a framework for tracking compliance.

What this means: Palm Beach County buildings that previously had zero mandatory structural inspections now face the same requirements as Miami-Dade and Broward buildings. Many older coastal towers in cities like Boca Raton, West Palm Beach, and Singer Island are confronting structural inspections for the first time.
PBC Building Division
2024 Federal
NIST Champlain Towers South Final Report

NIST Technical Investigation

The National Institute of Standards and Technology released findings from its multi-year investigation of the Champlain Towers South collapse. The investigation identified the likely collapse sequence and contributing factors, including design deficiencies in the pool deck-to-building connection, inadequate waterproofing, and progressive concrete deterioration from decades of water intrusion and rebar corrosion.

What this means: NIST's findings validate the concerns driving SB 4-D and reinforce that the issues at Champlain Towers were not unique — similar construction methods and deterioration patterns exist in thousands of buildings across South Florida. The report may lead to federal building safety legislation.
NIST Investigation
Dec 31, 2025 State
SIRS-Based Reserve Funding Begins (No Waiver)

FL Statute 718.112(2)(g)

Beginning with the fiscal year starting after December 31, 2025, all qualifying condo associations must fund reserves at the levels recommended by their completed SIRS. Unlike the previous reserve requirements, these SIRS-based reserves cannot be waived or reduced by a vote of unit owners. This applies to reserves for: roof, structure/foundation, fireproofing, plumbing, electrical systems, waterproofing, and windows/exterior glazing.

What this means: This is the financial earthquake. Monthly condo fees will increase by hundreds or thousands of dollars per unit in many buildings. Associations that have been collecting $300-400/month may need to charge $1,000-3,000+/month to meet reserve requirements.
Why this matters now: This single provision is the primary driver of the assessment crisis. Buildings with 40-50 years of deferred maintenance face reserve shortfalls in the tens of millions of dollars. For many unit owners — particularly retirees on fixed incomes — these costs are simply unaffordable.
FL Statute 718.112
Mid-2025 State
Phase 2 Milestone Inspection Deadlines

FL Statute 553.899

Buildings whose Phase 1 inspections (completed by end of 2024) revealed "substantial structural deterioration" must complete Phase 2 inspections within 180 days. Phase 2 inspections are significantly more detailed and invasive, requiring destructive testing, material sampling, and structural load analysis. The results determine the scope and urgency of required repairs.

What this means: Phase 2 findings often reveal problems far worse — and more expensive — than the Phase 1 visual inspection suggested. Repair costs from Phase 2 findings commonly run $10-100+ million per building, requiring massive special assessments.
FL Statute 553.899
2025 State
Insurance Market Stabilization Efforts

FL Office of Insurance Regulation

The Florida legislature and Office of Insurance Regulation continue working to stabilize the property insurance market. Some national carriers have cautiously begun returning to the Florida market following the litigation reforms of SB 2-A, but rates remain elevated — particularly for older condo buildings. Buildings that complete milestone inspections and demonstrate adequate reserves may qualify for better rates, creating a positive feedback loop for compliance.

What this means: Insurance costs remain a critical variable in the condo affordability equation. A building paying $3-5 million annually for insurance passes $2,000-5,000+/year per unit to owners, on top of assessments and reserves. Buildings that fail inspections may lose coverage entirely.
FL Office of Insurance Regulation
2025-2026 State
Ongoing Legislative Proposals & Amendments

Florida Legislature — 2025 & 2026 Sessions

Multiple bills have been filed to amend the SB 4-D requirements in response to the severe financial impact on condo owners. Proposals include: extending compliance deadlines, allowing phased reserve funding over longer periods, creating state-backed low-interest loan programs for condo repairs, exempting additional building categories, and establishing hardship provisions for low-income and elderly unit owners.

What this means: The legislature is under enormous pressure from constituents facing unaffordable assessments. While some relief is likely, the core safety requirements — mandatory inspections and adequate reserves — are expected to remain. The question is how quickly and how the costs are spread.
Why this matters now: Any changes to deadlines or funding requirements directly affect the size and timing of special assessments — and thus the demand for assessment lending products like those CondoLend facilitates.
Florida Senate
2026 Federal
Federal Building Safety Legislation Proposals

U.S. Congress

Following the NIST final report on Champlain Towers South, federal lawmakers have introduced legislation that could create national standards for high-rise building inspections and structural maintenance. Proposals include federal minimum standards for building inspection programs, requirements for FHA and VA loan eligibility tied to structural inspection compliance, and potential federal funding mechanisms for critical building safety repairs.

What this means: If federal legislation passes, the South Florida condo inspection framework could become a national model. Federal funding for repairs would significantly change the economics of the assessment crisis — and could create a massive new market for condo assessment lending nationwide.
Congress.gov
Ongoing State
Association Lien Priority & Collection Powers

FL Statute 718.116

Florida law gives condo associations a powerful lien on each unit for unpaid assessments. The association's lien has priority over all claims except property tax liens and first mortgages. Associations can foreclose on units for unpaid assessments, and in foreclosure sales, associations have a "super-priority" claim for up to 12 months of assessments or 1% of the original mortgage amount (whichever is less) that takes priority even over the first mortgage.

What this means: This lien priority is what makes condo assessment lending viable as an asset class. Loans secured by the association's assessment power have strong repayment characteristics because the association has powerful collection tools — including the ability to foreclose on non-paying units.
FL Statute 718.116

All citations link to official government sources. Laws and regulations are subject to amendment. This timeline is for informational purposes only and does not constitute legal advice. Last updated February 2026.