Hendricks and Venice Isles FAQ: Condo Rules, Reserves, Flood & Insurance

They are two finger isles that run north from East Las Olas Boulevard in Fort Lauderdale (ZIP 33301), between downtown and the Intracoastal Waterway. Each has one dead-end street, Hendricks Isle and Isle of Venice Drive, with canals on both sides. Gordon Road runs along the west side of Hendricks Isle. The City assigns the two isles to the Hendricks and Venice Isles neighborhood association area.

Source: City of Fort Lauderdale GIS: SiteAddressPoint layer (neighborhood association, FEMA zone, base flood elevation; Oct 24, 2026)

This guide's building directory lists 51 entries from Broward County Property Appraiser records: 30 condominium buildings, 3 co-ops and 18 groups of fee-simple townhouses. Counts depend on how phases and townhouse rows are grouped; the directory explains the method.

Source: Broward County Property Appraiser (records pulled Oct 24, 2026)

Under Florida Statute 553.899, condominium and cooperative buildings that are three or more habitable stories need a milestone structural inspection by December 31 of the year the building reaches 30 years after its certificate of occupancy, and every 10 years after that. The local enforcement agency may require it at 25 years for buildings near salt water. Phase 1 is a visual inspection; Phase 2 follows only if Phase 1 finds substantial structural deterioration. The association must give owners the inspector's summary within 45 days and post it. County records don't list stories, so confirm each building's height and inspection status in its records.

Source: Fla. Stat. § 553.899, Mandatory structural inspections for condominium and cooperative buildings (2026)

Florida Statute 718.112(2)(g), added by the 2022 condominium safety law (SB 4-D) and since amended, requires condominium associations with buildings of three or more habitable stories to have a SIRS at least every 10 years. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000 that affect them. A licensed engineer or architect, or a qualified reserve specialist, must perform it. Associations that existed on July 1, 2022 had a deadline of December 31, 2025; owners can ask for the study, which is an official record.

Source: Fla. Stat. § 718.112, Bylaws: budgets, reserves, structural integrity reserve studies, transfer fees (2026) · Fla. Stat. § 718.111, The association: insurance and official records (2026)

For budgets adopted on or after December 31, 2024, Florida Statute 718.112(2)(f) does not allow an association to waive or reduce reserves for the items in its structural integrity reserve study. Reserves may be funded through regular or special assessments, or, with a majority vote of the total voting interests, a line of credit or loan. A limited pause of up to two budget years is allowed after a milestone inspection, for budgets adopted through 2028.

Source: Fla. Stat. § 718.112, Bylaws: budgets, reserves, structural integrity reserve studies, transfer fees (2026)

The milestone inspection law, 553.899, covers both condominium and cooperative buildings. Chapter 719 of the Florida Statutes governs cooperatives and has its own budget and reserve provisions. Three of the buildings in the directory are recorded as co-ops.

Source: Fla. Stat. § 553.899, Mandatory structural inspections for condominium and cooperative buildings (2026) · Fla. Stat. § 719.106, Cooperative bylaws (2026)

Every City of Fort Lauderdale address point on Hendricks Isle, Isle of Venice Drive and Gordon Road is in FEMA flood zone AE, a Special Flood Hazard Area, with base flood elevations of 5 to 8 feet NAVD88 depending on the address. Confirm a specific building on the effective FEMA map.

Source: City of Fort Lauderdale GIS: SiteAddressPoint layer (neighborhood association, FEMA zone, base flood elevation; Oct 24, 2026) · FEMA Flood Map Service Center

Florida Statute 718.111(11) requires every residential condominium association to carry adequate property insurance on the condominium property, based on replacement cost reviewed at least every three years. The association's policy excludes items inside the unit that serve only that unit, such as floor, wall and ceiling coverings, appliances, water heaters, cabinets, countertops and personal property; those are the owner's responsibility. Associations may also buy flood insurance. Lenders generally require flood insurance on federally backed mortgages in zone AE; FloodSmart explains the National Flood Insurance Program. Ask for the association's current policies and deductibles, which are official records.

Source: Fla. Stat. § 718.111, The association: insurance and official records (2026) · FloodSmart (National Flood Insurance Program)

Rental rules are set by each building's declaration and rules and vary widely, from minimum lease terms to approval requirements and limits on how often units can be leased. Under Florida Statute 718.110(13), an amendment that prohibits rentals, changes the rental term or limits how often units can be rented applies only to owners who consent and to owners who take title after it takes effect. Read the current declaration, amendments and rules before you buy.

Source: Fla. Stat. § 718.110(13), Amendments restricting rentals (2026)

Under Florida Statute 718.112(2)(k), an association may charge a transfer or approval fee only if its documents provide for one, capped at $150 per applicant, adjusted for inflation every five years. An association may also require a security deposit of up to one month's rent from a tenant. Separate charges apply to estoppel certificates.

Source: Fla. Stat. § 718.112, Bylaws: budgets, reserves, structural integrity reserve studies, transfer fees (2026)

Under Florida Statute 718.111(12)(g), an association managing a condominium with 25 or more units must post its declaration, bylaws, rules, budget, financial report, inspection reports and most recent SIRS on a website or app for owners. Under Florida Statute 718.503(2), a buyer of a resale unit is entitled, at the seller's expense, to current copies of the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, inspection and structural integrity reserve study reports where they apply, and the association's frequently asked questions document. A contract that doesn't give the buyer at least 7 days (excluding weekends and holidays) to review them is voidable by the buyer until closing. Ask the listing agent or the association for these early.

Source: Fla. Stat. § 718.111, The association: insurance and official records (2026) · Fla. Stat. § 718.503(2), Nondeveloper disclosure prior to sale (2026) · Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes

Boats from both the Hendricks Isle and Isle of Venice canals reach the Intracoastal Waterway, per Glen Primak, local agent. City GIS maps the canals as open water continuing north of the isles toward the Middle River, which meets the Intracoastal; check depth and any bridges on a current NOAA chart. The south ends at Las Olas Boulevard are crossed by low road bridges; the Isle of Venice Drive span (built 2016) has no navigation clearance in the National Bridge Inventory. On the Intracoastal, the route south to Port Everglades passes the East Las Olas bascule bridge (24 ft closed, opens on the quarter- and three-quarter hour) and the SE 17th Street bascule bridge (55 ft closed). See the boating page for schedules.

Source: Per Glen Primak, local agent (Oct 24, 2026) · City of Fort Lauderdale GIS: SiteAddressPoint layer (neighborhood association, FEMA zone, base flood elevation; Oct 24, 2026) · National Bridge Inventory 865785: Isle of Venice Dr over Las Olas Canal · 33 CFR 117.261 (eCFR) · NOAA Coast Pilot 4 (Oct 18, 2026 ed.)

The market snapshot summarizes qualified sales recorded by the Broward County Property Appraiser, by period and building type. Recorded sale prices are public records; they don't reflect a unit's condition, floor or view.

Source: Broward County Property Appraiser (records pulled Oct 24, 2026)

Condominium and co-op associations are Florida corporations; their filings, registered agent and officers are on Sunbiz. The Florida DBPR Division of Florida Condominiums, Timeshares and Mobile Homes regulates condominium associations and publishes resources for owners and buyers.

Source: Florida Division of Corporations (Sunbiz) · Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes