HOA rules in Florida

Florida splits homeowners' associations and condominiums into two statutes. If you live in a house in a deed-restricted community, Chapter 720 of the Florida Statutes (Homeowners' Associations) is the main statute. If you own a condominium unit, Chapter 718 (Condominiums) applies instead. Do not mix those chapters. Confirm which statute covers your community, then confirm the current text on the Florida Senate site and in your recorded declaration, bylaws, and rules. This page is general information, not legal advice. Statutes and documents change.

A Florida HOA that operates a community under Chapter 720 must be a Florida corporation. Officers and directors have a fiduciary relationship to the members they serve (Fla. Stat. § 720.303(1) (2025)). The Department of Business and Professional Regulation (DBPR), Division of Florida Condominiums, Timeshares, and Mobile Homes, has authority to arbitrate HOA election and recall disputes under Chapter 720. The Division states it does not have authority to investigate general complaints under Chapter 720. Florida has an Office of the Condominium Ombudsman for Chapter 718 condominiums. There is no general ombudsman for Chapter 720 HOAs. A 2026 bill to create one (SB 906) died in committee.

Fines under Chapter 720 default to a $100-per-violation cap and a $1,000 aggregate cap unless the governing documents provide otherwise. A fine of less than $1,000 may not become a lien against a parcel (Fla. Stat. § 720.305(2) (2025)). Before a board-levied fine or use-right suspension is imposed, the association must give at least 14 days' written notice of a hearing. The hearing must be held within 90 days before a committee of at least three members who are not officers, directors, or employees of the association, or close relatives of those people. If the committee does not approve the proposed fine or suspension by majority vote, it may not be imposed. If the violation is cured before the hearing or as specified in the notice, no fine or suspension may be imposed.

Members may inspect official records. A written request generally must be fulfilled within 10 business days (Fla. Stat. § 720.303(5) (2025)). Unpaid assessments, when authorized by the governing documents, are secured by a lien under section 720.3085, with a 45-day written demand before a claim of lien and a separate 45-day notice before foreclosure. Verify every deadline and dollar figure against the current statute and your documents.

This is general information from an AI helper, not legal advice. Confirm it against your documents and your state's law. If a deadline or hearing is coming up, talk to a licensed lawyer.