United States | Florida
Florida HOA and Condo Law for Small Associations
Florida has two laws for shared communities. Chapter 720 covers homeowners' associations, and Chapter 718 covers condominiums. The Foundation for Community Association Research, an industry group, estimates 50,600 associations in Florida in 2025, the second most of any state. Both chapters changed in 2024, 2025 and 2026.
The short answer
- A paid manager needs a state licence only when the association has more than 10 units or a budget over $100,000 (s. 468.431).
- HOA and condo directors must file an education certificate within 90 days of taking office, and complete yearly continuing education.
- Interest on late assessments is 18 percent a year if the documents name no rate, and the late fee is capped at the greater of $25 or 5 percent.
- Condo buildings of three or more stories need a structural integrity reserve study every 10 years. Small buildings of up to four homes and three stories are exempt.
- Owners can recall any director, with or without cause, by a majority of all voting interests.
HOA (Chapter 720) and condo (Chapter 718) side by side
| Rule | HOA, Chapter 720 | Condo, Chapter 718 |
|---|---|---|
| Board size | One or more, as the documents set | Five if the bylaws are silent; at least three in a nonprofit of five or fewer units |
| Board meeting notice | Posted 48 hours ahead, or mailed 7 days ahead | Posted 48 continuous hours ahead |
| Member meeting quorum | 30 percent, unless the bylaws set lower | A majority, unless the bylaws set lower |
| Annual meeting notice | 14 days, if the bylaws are silent | 14 days, mailed and posted |
| Reserves | Optional unless owners vote them in; a warning is required without them | Required for roof, painting, paving and items over $25,000 |
| Records deadline | 10 business days | 10 working days |
| Website | 100 or more parcels | 25 or more units |
| Disputes | Presuit mediation for most; elections and recalls to state arbitration or court | State nonbinding arbitration or presuit mediation before court |
Money
- HOA assessments follow each owner's share in the governing documents (s. 720.308). The section sets no cap on increases.
- Condo: if the budget needs assessments above 115 percent of last year's, the board must also offer a substitute budget, which owners may adopt by a majority of all voting interests.
- Special assessments need 14 days' written notice of the board meeting where they are considered.
- Financial report within 90 days after year end (HOA) or 180 days (condo): cash receipts under $150,000 of revenue, compiled from $150,000, reviewed from $300,000, audited from $500,000.
Collecting unpaid assessments
- HOA: a 30-day notice of late assessment before attorney fees, a 45-day notice before a lien, and 45 more days before foreclosure.
- Condo: 45 days after a notice of intent before a lien, and 45 days after written notice before a foreclosure judgment.
- Estoppel certificate within 10 business days, up to $250 when nothing is overdue.
Small buildings
Several of Florida's newer condo rules exempt small buildings. The structural integrity reserve study and the milestone inspection do not apply to single-family to four-family dwellings with three or fewer habitable stories above ground (s. 718.112(2)(g)5. and s. 553.899(4)). The condo board must still meet at least quarterly only once the condo has more than 10 units. An unpaid owner board, or a paid manager of an association of 10 or fewer units with a budget of $100,000 or less, falls outside the licensing definition in s. 468.431.
Buying
- HOA: the buyer gets a disclosure summary before signing, and may cancel within 3 days of receiving it if it came late.
- Condo: the buyer gets the declaration, bylaws, rules, budget, financial statement, any milestone inspection summary and the SIRS (or a statement that none was done), and may cancel within 7 days, not counting weekends and holidays.
Read in the 2026 Florida Statutes on the Legislature's Online Sunshine site on 31 October 2026. Your declaration and bylaws can add rules.
Common questions
What is Chapter 720 of the Florida Statutes? +
Florida's law for homeowners' associations: how they are run, meetings, records, budgets, reserves, assessments, liens, resale disclosure and disputes.
Does a Florida HOA need a licensed manager? +
Only if it pays someone to manage an association of more than 10 units or with a budget over $100,000. An unpaid owner board needs no licence.
What is the late fee for HOA dues in Florida? +
If the documents allow one, up to the greater of $25 or 5 percent of the late installment, with interest at 18 percent a year if no rate is set.
Does my small Florida condo need a SIRS? +
Not if the building is a one- to four-family dwelling with three or fewer habitable stories above ground, or under three stories.
How fast must a Florida HOA show records? +
Within 10 business days of a written request. A willful failure carries minimum damages of $50 a day for up to 10 days.
Can Florida owners remove a board member? +
Yes. Any director can be recalled, with or without cause, by a majority of all voting interests.
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