Not legal advice
This guide is general information for Florida community associations, based on the cited statutes as of the last-reviewed date. It is not legal advice — statutes change and your recorded declaration and bylaws control the specifics. Consult a licensed Florida attorney for your situation.
Which statutes govern Florida associations
Non-condominium HOAs are governed by the Florida Homeowners' Association Act, Fla. Stat. §§720.301–720.318. It layers statutory duties — open meetings, official records, fining procedure — over whatever your declaration and bylaws say, and controls where they conflict.
Condominium associations are governed instead by the Florida Condominium Act, Fla. Stat. Chapter 718 (§§718.101–718.622), which carries its own budget, reserve, and official-records regime, including the post-Surfside structural integrity reserve study requirements at §718.112(2)(f).
Board meetings, records, and fines
Under Fla. Stat. §720.303, HOA board meetings are open to members and require at least 48 hours' posted notice — 14 days for meetings that adopt assessments or amend rules. The association must maintain official records and make them available for inspection within 10 business days of a written request.
Fines are procedural in Florida: §720.305 requires 14 days' written notice and a hearing before an independent committee before a fine may be imposed. Fines are capped at $100 per violation up to a $1,000 aggregate unless the governing documents allow more, and a fine of $1,000 or more may become a lien only if the documents authorize it.
Assessments, liens, and collections
Fla. Stat. §720.3085 (HOAs) and §718.116 (condos) govern delinquent assessments. Associations may charge interest at the rate stated in the governing documents (18% if none is stated) and, if authorized, a late fee up to the greater of $25 or 5% of the past-due installment.
Before recording a claim of lien, an HOA must give 45 days' written notice of intent to lien (30 days for condos), and another 45-day (HOA) or 30-day (condo) notice before foreclosing. New owners are jointly liable with the prior owner for unpaid assessments, subject to statutory limits protecting first mortgagees.
Structural inspections and buyer-facing obligations
Condominium and cooperative buildings three stories or higher must undergo a milestone structural inspection under Fla. Stat. §553.899 — at 30 years of age (25 years within 3 miles of the coastline, subject to local adjustment) and every 10 years after — with a phase-two inspection if substantial deterioration is found. Inspection results must be provided to unit owners, and reserve funding for components identified in the structural integrity reserve study (§718.112(2)(g)) cannot be waived.
On resale, buyers routinely rely on the association's official records and delinquency status: keeping records current and answerable within the statutory 10-business-day inspection window (§720.303) is what keeps closings from stalling.
Common questions about Florida HOA law
How much notice does a Florida HOA board meeting require?
At least 48 hours' posted notice for a regular board meeting, and 14 days' notice for meetings at which assessments are adopted or rules amended (Fla. Stat. §720.303). Meetings are open to members.
Can a Florida HOA fine a homeowner without a hearing?
No. Fla. Stat. §720.305 requires 14 days' written notice and a hearing before an independent committee. Fines are capped at $100 per violation up to $1,000 aggregate unless the governing documents allow more.
How fast must a Florida HOA produce records?
Official records must be made available for inspection within 10 business days of a written request (Fla. Stat. §720.303).
What interest and late fees can a Florida association charge on unpaid dues?
Interest at the rate in the governing documents (18% if none stated), plus — if authorized — a late fee up to the greater of $25 or 5% of the past-due installment (Fla. Stat. §720.3085; condos §718.116).