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Talk to a Specialist →How SB 4-D Applies to Kings Point
Florida SB 4-D and its subsequent amendments (HB 913) require condominium associations to complete Structural Integrity Reserve Studies (SIRS) and fully fund reserves for structural components. But Kings Point is not a simple condo community — it has three home types with different regulatory exposure:
| Home Type | Subdivisions | SB 4-D Exposure |
|---|---|---|
| Mid-rise condos (2-4 story) | Ashmont, Belfort, Clairmont, Devon, Fairfax, Granville, Southampton, Trent, Weldon, Yardley | Full exposure. 3+ story buildings 30+ years old must complete milestone inspections and SIRS. Buildings built 1983-1996 are now 30-43 years old — all qualify. |
| Single-story attached villas | Lombardy, Malvern | Reduced exposure. Villas under 3 stories are not subject to milestone inspection requirements. SIRS may still apply depending on association structure, but structural risk for single-story construction is inherently lower. |
| Two-story coach homes | Exeter | Moderate exposure. Two-story attached buildings — check whether the association has 3+ story structures that trigger full SB 4-D requirements. Coach home construction is generally newer (late 1990s-2001) and lower risk. |
Building Age and Inspection Timelines
| Construction Era | Subdivisions Likely Built | Building Age (2026) | Milestone Inspection Status |
|---|---|---|---|
| 1983-1988 | Ashmont, Belfort (older sections) | 38-43 years | 40-year recertification due or completed |
| 1989-1995 | Clairmont, Devon, Fairfax, Granville, Southampton | 31-37 years | SIRS required, milestone inspection at 30 years |
| 1996-2001 | Exeter, Yardley, Lombardy, Malvern (newer sections) | 25-30 years | Approaching milestone threshold for 3+ story buildings |
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The $756 HOA Spread — What It Tells You
Kings Point's HOA fees range from $150 to $906/month — a $756 spread. This is wider than Wynmoor's $100 spread and comparable to Century Village Pembroke Pines' $700+ spread. The width of that range tells you that individual subdivision associations are managing their finances very differently:
A subdivision at $150/month is likely a villa section with lower structural maintenance costs, lower insurance (single-story), and minimal reserve funding needs. A subdivision at $906/month is likely a mid-rise condo section with older construction, higher insurance premiums, and aggressive reserve funding in response to SB 4-D requirements.
Both can be reasonable — the question is whether the HOA fee reflects prudent financial management or deferred maintenance. The only way to know is to request the specific subdivision's financial documents.
What to Request Before Buying
For any Kings Point condo (3+ story building):
1. SIRS completion status and reserve funding percentage. 2. Milestone structural inspection report (if building is 30+ years). 3. Three-year HOA fee history and proposed next-year budget. 4. Insurance declarations page (carrier, limits, deductible). 5. Special assessment history for the last 5 years.
For Kings Point villas (Lombardy/Malvern):
1. Current reserve fund balance and funding plan. 2. Roof age and replacement schedule. 3. Three-year HOA history. 4. Insurance policy details. Villas have lower structural risk but still require financial due diligence.
For Exeter coach homes:
1. Confirm whether any buildings in the subdivision are 3+ stories triggering full SB 4-D. 2. Standard reserve and insurance documentation. 3. Garage and shared-structure maintenance responsibilities.
Kings Point vs. Comparable Communities on SB 4-D Readiness
| Factor | Kings Point | Wynmoor | Century Village PP | Century Village East |
|---|---|---|---|---|
| Oldest Buildings | 1983 (43 yrs) | 1978 (48 yrs) | 1978 (48 yrs) | 1970 (56 yrs) |
| Low-Risk Home Type Option | Yes (villas) | No | No | No |
| HOA Range | $150-$906 | $400-$500 | $300-$1,000+ | $300-$500+ |
| 40-Year Inspection | Building-by-building | Passed community-wide | Building-by-building | Building-by-building |
Kings Point's unique advantage is the villa escape hatch: buyers who want a mega-community's amenity package without condo-level SB 4-D exposure can choose Lombardy or Malvern. No other Broward mega-community offers that option.
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