Florida HOA Laws

Florida community associations are governed by their recorded governing documents (declaration, articles, bylaws, and rules) together with detailed state statutes that differ by community type.

Homeowners' associations (non-condominium planned communities) are governed by the Florida Homeowners' Association Act, Chapter 720 of the Florida Statutes. Condominiums are governed by the Florida Condominium Act, Chapter 718. Cooperatives are governed by the Cooperative Act, Chapter 719. Because most associations are incorporated as not-for-profit corporations, the Florida Not-For-Profit Corporation Act, Chapter 617, also applies to corporate governance such as membership, boards, meetings, and records.

Community association managers and management firms are licensed and regulated under Chapter 468, Part VIII (the Community Association Management, or CAM, law). Firms that manage associations with 10 or more units or budgets of $100,000 or more must be licensed, and each manager within the firm must hold an individual license.

Federal laws such as the Fair Housing Act, the FCC OTARD rule on satellite dishes and antennas, and the Fair Debt Collection Practices Act also apply, along with local ordinances.

Assessments and collections: Florida associations fund operations and reserves through assessments set under the governing documents and the applicable statute (Chapter 720 for HOAs, Chapter 718 for condominiums). Unpaid assessments can become a lien on the property, and the statutes set out specific notice steps an association must follow before recording a claim of lien or pursuing foreclosure, including statutory pre-lien and pre-foreclosure notices.

Meetings, notice and records: Florida law requires open board and member meetings with advance notice, and gives owners the right to attend, speak, and inspect official records within the timeframes set by statute. Associations must keep detailed official records (including financial records, contracts, and meeting minutes) and make them available for inspection and copying, subject to limited statutory exceptions.

Budgets and reserves: Associations must adopt annual budgets. Florida has strengthened reserve-funding and structural-integrity requirements for condominiums following recent legislative reforms, including milestone inspections and structural integrity reserve studies for certain buildings. Requirements differ for HOAs and condominiums, so boards should confirm what applies to their specific community.

Owner rights and dispute resolution: Owners have rights regarding elections, recall of directors, access to records, and fining/suspension procedures, which must follow statutory notice and hearing steps. Many condominium and cooperative disputes are subject to mandatory pre-suit mediation or arbitration through the state Division, and the Office of the Condominium Ombudsman is available as a neutral resource.

Official and third-party sources: The full text of the Florida Statutes (including Chapters 720, 718, 719, 617, and 468) is published by the Florida Legislature at leg.state.fl.us and flsenate.gov. Condominiums, cooperatives, and many HOAs are regulated by the Florida Department of Business and Professional Regulation (DBPR), Division of Florida Condominiums, Timeshares, and Mobile Homes, at myfloridalicense.com, which also oversees community association manager (CAM) licensing. The Office of the Condominium Ombudsman is a neutral state resource for condominium questions. A helpful third-party summary is available at hoa-usa.com/state-laws/florida.

This overview is general information, not legal advice. Florida's community-association laws are detailed and change frequently; consult a Florida attorney or your association's counsel about how these laws apply to your specific community, and always confirm the current statute text on an official source.