By Joseph E. Seagle, Esq.

👋 Happy Friday! Today is National Take Your🐕 Dog 🐕‍🦺 to Work Day. Of course, every day is “take your dog to work day” at our office. Visitors may be greeted by any number of pups when they stop by, but our office policy manual prohibits licking above the knees.

❗️Situation Awareness: Starting July 1, landlords can serve legal notices on tenants via email, provided certain steps are taken first.

1 big thing: 🏢 Florida’s Newest Condo Laws Go Live July 1

Sweeping new reforms to Florida’s condo law take effect July 1, 2025, reshaping the landscape for thousands of buildings—and sending shockwaves through the real estate community.

Why it matters: Prompted by growing concern over aging buildings and post-Surfside accountability, the new legislation (HB 913) introduces streamlined standards for condominium governance, management, and structural oversight. For real estate professionals—realtors, brokers, investors, and title agents—this means more disclosures, higher transaction risk, and a reshuffling of due diligence protocols.

🔎 The big picture:

• The law expands transparency and compliance obligations for condo associations and managers, requiring robust documentation, conflict-of-interest disclosures, and verified reserve funding plans.

• All milestone inspections and structural integrity reserve studies (SIRS) must be independently verified—creating strict boundaries around who can profit from repair recommendations, and voiding contracts with undisclosed ties.

• Digital compliance ramps up: Associations must post key records, inspections, permits, and board meeting recordings on mobile-accessible websites or apps.

🏗️ Key changes that impact deals:

• All associations must maintain “adequate property insurance,” with costs based on independent replacement appraisals updated every 3 years.

• Reserve funding cannot be waived for core structural items like roofs and load-bearing walls. These must now be funded by regular assessments, special assessments, loans, or credit lines—approved by majority vote.

• Noncompliance could delay closings. Title agents will be watching for incomplete SIRS reports, undisclosed pending assessments, and improperly licensed managers.

Yes but: The new law also makes it easier for condo associations to open credit lines and use investments to finance structural upgrades and repairs rather than leaning solely on the owners to bear all of the financial burden immediately with special assessments.

💬 The bottom line: This is the most consequential reform to Florida condo law in years. Investors must underwrite buildings not just on aesthetics or location, but on their financial and structural integrity. Realtors and mortgage brokers will need to account for reserve obligations in affordability. And title agents must triple-check disclosures.

⚠️ Be smart: Run new diligence playbooks before listing or lending on any unit in a 3+ story building. The rules just changed.

Go deeper: Realtor online

2. 📞 Court: Cold Offers to Buy Homes Aren’t “Telephone Solicitations” Under TCPA

A federal court has ruled that unsolicited calls offering to buy homes — not sell goods or services — don’t count as “telephone solicitations” under the Telephone Consumer Protection Act (TCPA). This decision could offer a sigh of relief to wholesalers, investors, and agents engaged in outbound cold-calling campaigns.

Driving the news: In Lombardo v. Holtzman, the court dismissed a TCPA class action claim brought against a homebuyer who contacted a property owner with an unsolicited offer to purchase. The court reasoned that the call didn’t qualify as a “telephone solicitation” because the caller wasn’t trying to sell anything — only to buy.

Catch up quick: The TCPA restricts unsolicited calls made using auto-dialers or pre-recorded messages. It also regulates “telephone solicitations,” defined as attempts to sell goods or services. Courts have traditionally interpreted this narrowly, and this case underscores that nuance.

Between the lines: For real estate professionals, the takeaway is significant:

• Wholesalers and investors who cold-call to acquire properties may have legal cover from TCPA liability — as long as the pitch is purely a buy offer.

• Realtors and mortgage brokers, however, who offer services or financing still fall under stricter TCPA scrutiny.

• Title agents working B2B may have more leeway, but should be cautious when contacting consumers directly.

Yes, but: The court emphasized the need to examine the “true purpose” of the call. If a so-called buy offer is merely a ploy to pitch services, it could still be considered a solicitation.

What’s next: Expect more plaintiffs to test these boundaries — especially in jurisdictions without binding precedent. Professionals relying on cold outreach should review scripts, ensure opt-out compliance, and consider consulting legal counsel.

The bottom line: This ruling marks a tactical win for homebuyers who source deals by phone — but it’s not a free pass. How you frame the call still matters.

3. Catch up fast

1. 7 ways real estate investors can prepare for potential tax law changes coming their way. Bigger Pockets

2. 10 affordable cities where investors are snapping up inventory. Realtor

3. $12 billion U.S. tourism wipeout. Bloomberg (gift link)

4. 31% increase in premium requested by insurer. Palm Beach Post

5. 75% of Florida’s housing markets are in trouble. Newsweek

6. 34%: The percentage increase in Florida’s average insurance premiums since 2022. Insurance Journal

7. 0%: Amount the Fed changed its benchmark lending rate this week. HousingWire

8. 33% of Baby Boomers say they’ll never sell their home. Redfin

9. -0.8% price depreciation shows in Florida’s home prices between April 2024 and April 2025. Cotality

10. 6th Place: Florida’s tied spot in the rankings as the most expensive states in the U.S. Visual Capitalist

4. Closing Thought: 🧠 Overcoming Analysis Paralysis: A 5-Step IFS Strategy

In the high-stakes world of real estate and entrepreneurship, decisions carry real consequences—deals, dollars, and reputations are on the line. But when overthinking kicks in, it can lead to analysis paralysis: that stuck place where you’re unable to move forward, consumed by internal conflict and the fear of making the wrong call.

The Internal Family Systems (IFS) fix: IFS, a model pioneered by Dr. Richard Schwartz, reframes indecision as a dialogue among “parts” of yourself—each with its own voice, concern, and strategy. When these parts are polarized (like the perfectionist vs. the risk-taker), mental gridlock results. The goal isn’t to silence them—it’s to listen, understand, and harmonize.

5 steps to move forward:

1. Recognize you’re stuck:

   Feel overwhelmed, anxious, or indecisive? Say it out loud: “I feel stuck; my parts are polarized.”

2. Parse the parts:

   Label each voice:

   • Ambition says: “Push harder!”

   • Perfectionist warns: “Not perfect enough.”

   • Fear whispers: “You might blow this.”

   • Inner critic nags: “You should’ve figured this out already.”

3. Get curious:

   Ask each part what it’s trying to protect or achieve. Often, they’re trying to help—even if their methods clash.

4. Reassure the parts:

   Speak back with compassion. Tell your fear it’s okay to try. Tell ambition it’s not all on you.

5. Negotiate a next step:

   Find common ground—draft a rough version, make the call with a contingency, or test a small move first.

The bottom line: You don’t have to eliminate fear or doubt—just understand the voices behind them. That’s the secret to clarity and confident action in complex decisions.

We hope you found this helpful — any feedback is appreciated and can be shared by hitting reply or using the feedback feature below.

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