Florida HOA & condo law reference
A plain-language quick reference for Florida boards and managers. hoa.to is jurisdiction-aware, so notices and reserve rules follow Florida defaults.
Governing statute
Florida Condominium Act (Ch. 718) or HOA Act (Ch. 720). Fla. Stat. Ch. 718 (condominium) / Ch. 720 (HOA). Governing documents: Declaration, bylaws and rules. Regulator: DBPR Division of Condominiums (broad authority over Ch. 718 condos, narrow over Ch. 720 HOAs).
Meetings & notice
Board meeting notice: 2 day(s). Annual/membership meeting notice: 14 day(s). Board meetings generally 48 hours posted; membership meetings 14 days. Fines require at least 14 days' written notice plus a hearing before an independent committee of at least 3 non-board members (Section 720.305(2)). Statute amended almost yearly; verify current-year text.
Records access
Owners may inspect records within 10 day(s) of a written request. Inspect within 10 business days of a written request; records available within 45 miles or the same county.
Electronic voting
Permitted, with member opt-in consent. Written opt-in consent required before a member may be voted electronically.
Reserve studies & funding
Required — Structural Integrity Reserve Study (SIRS), every 10 years. Funding: mandatory funding. SB 4-D (2022) / SB 154 (2023): SIRS required for every condo/co-op building of 3+ habitable stories, then every 10 years. Reserves for SIRS components are non-waivable. Separate milestone inspection at 30 years (25 in some coastal jurisdictions), then every 10 years.
Liens & collections
Assessment liens are permitted. Assessment liens permitted; pre-lien and foreclosure procedure under Ch. 718/720. Verify current notice days with counsel (moving target: HB 1203 (2024) and later amendments). Fines under Section 720.305(2) cap at $100 per violation per day, aggregate $1,000 unless the governing documents authorise more; hearing rights apply.
Resale / status documents
Document: estoppel certificate. Estoppel certificate of amounts owing issued on resale; statutory fee and turnaround caps apply, verify current text.