Florida HOA & Condominium Law
24 active Florida statutes govern homeowners associations and condominiums in the state. The corpus encodes 43 specific requirements across governance, finance, reserves, disclosure, and enforcement. 10 changes recorded in the last twelve months.
Resale Certificate Compliance
18 disclosures required
FL
Every common interest community in Florida
is governed by
Fla. Stat. §720.30851
(Florida HOA Act).
Florida law requires 18 specific disclosures when a unit is sold.
The certificate must be delivered within 10 days of request.
Maximum preparation fee: $299.00.
· verified May 2026
Statute amended
Detected Apr 13, 2026
Drift detected on Fla. Stat. §720.30851 — Estoppel Certificates — Homeowners Associations: AMENDED (432 chars → 7966 chars, +7534)
View source
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Parking space designation for the parcel Fla. Stat. §720.30851(1)(d)
Parking or garage space number, as reflected in the books and records of the association: Fla. Stat. §720.30851(1)(d) · verified May 2026
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Assessment paid-through date and next assessment due date Fla. Stat. §720.30851(1)(h)2-3
The regular periodic assessment is paid through (insert date paid through). The next installment of the regular periodic assessment is due (insert due date) in the amount of $. Fla. Stat. §720.30851(1)(h)2-3 · verified May 2026
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All assessments, fees, and other charges levied against the parcel, itemized Fla. Stat. §720.30851(1)(h)4
An itemized list of all assessments, special assessments, and other moneys owed on the date of issuance to the association by the parcel owner for a specific parcel is provided. Fla. Stat. §720.30851(1)(h)4 · verified May 2026
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Approved special assessments that are scheduled to be levied Fla. Stat. §720.30851(1)(h)5
An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate. Fla. Stat. §720.30851(1)(h)5 · verified May 2026
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Assessments to be levied against the parcel in the next 12 months Fla. Stat. §720.30851(1)(h)5
An itemized list of any additional assessments, special assessments, and other moneys that are scheduled to become due for each day after the date of issuance for the effective period of the estoppel certificate is provided. In calculating the amounts that are scheduled to become due, the association may assume that any delinquent amounts will remain delinquent during the effective period of the estoppel certificate. Fla. Stat. §720.30851(1)(h)5 · verified May 2026
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Capital contribution or transfer fees due upon sale or transfer Fla. Stat. §720.30851(1)(h)6
Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and amount of the fee. Fla. Stat. §720.30851(1)(h)6 · verified May 2026
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Other fees payable by the parcel owner to the association Fla. Stat. §720.30851(1)(h)6
Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and amount of the fee. Fla. Stat. §720.30851(1)(h)6 · verified May 2026
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Outstanding violations of record against the parcel Fla. Stat. §720.30851(1)(h)7
Is there any open violation of rule or regulation noticed to the parcel owner in the association official records? (Yes) (No). Fla. Stat. §720.30851(1)(h)7 · verified May 2026
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Whether board approval is required for transfer of the parcel Fla. Stat. §720.30851(1)(h)8
Do the rules and regulations of the association applicable to the parcel require approval by the board of directors of the association for the transfer of the parcel? (Yes) (No). If yes, has the board approved the transfer of the parcel? (Yes) (No). Fla. Stat. §720.30851(1)(h)8 · verified May 2026
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Right of first refusal and whether it has been exercised Fla. Stat. §720.30851(1)(h)9
Is there a right of first refusal provided to the members or the association? (Yes) (No). If yes, have the members or the association exercised that right of first refusal? (Yes) (No). Fla. Stat. §720.30851(1)(h)9 · verified May 2026
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Other associations or entities serving the property Fla. Stat. §720.30851(1)(h)10
Provide a list of, and contact information for, all other associations of which the parcel is a member. Fla. Stat. §720.30851(1)(h)10 · verified May 2026
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Insurance coverage description and contact information for insurance agent Fla. Stat. §720.30851(1)(h)11
Provide contact information for all insurance maintained by the association. Fla. Stat. §720.30851(1)(h)11 · verified May 2026
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Certificate validity period and preparation date Fla. Stat. §720.30851(2)
An estoppel certificate that is hand delivered or sent by electronic means has a 30-day effective period. An estoppel certificate that is sent by regular mail has a 35-day effective period. If additional information or a mistake related to the estoppel certificate becomes known to the association within the effective period, an amended estoppel certificate may be delivered and becomes effective if a sale or refinancing of the parcel has not been completed during the effective period. A fee may not be charged for an amended estoppel certificate. An amended estoppel certificate must be delivered on the date of issuance, and a new 30-day or 35-day effective period begins on such date. Fla. Stat. §720.30851(2) · verified May 2026
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Declaration, articles, bylaws, rules, and all amendments Fla. Stat. §720.303(4)(a)2-5
A copy of the bylaws of the association and of each amendment to the bylaws. A copy of the articles of incorporation of the association and of each amendment thereto. A copy of the declaration of covenants and a copy of each amendment thereto. A copy of the current rules of the homeowners' association. Fla. Stat. §720.303(4)(a)2-5 · verified May 2026
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Current year operating budget Fla. Stat. §720.303(6)(a)
The association shall prepare an annual budget that sets out the annual operating expenses. The budget must reflect the estimated revenues and expenses for that year and the estimated surplus or deficit as of the end of the current year. The budget must set out separately all fees or charges paid for by the association for recreational amenities, whether owned by the association, the developer, or another person. The association shall provide each member with a copy of the annual budget or a written notice that a copy of the budget is available upon request at no charge to the member. Fla. Stat. §720.303(6)(a) · verified May 2026
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Amount of reserves and designation for specified projects Fla. Stat. §720.303(6)(b)
In addition to annual operating expenses, the budget may include reserve accounts for capital expenditures and deferred maintenance for which the association is responsible. If reserve accounts are not established pursuant to paragraph (d), funding of such reserves is limited to the extent that the governing documents limit increases in assessments, including reserves. If the budget of the association includes reserve accounts established pursuant to paragraph (d), such reserves shall be determined, maintained, and waived in the manner provided in this subsection. Fla. Stat. §720.303(6)(b) · verified May 2026
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Most recent financial report or balance sheet Fla. Stat. §720.303(7)
Within 90 days after the end of the fiscal year, or annually on the date provided in the bylaws, the association shall prepare and complete, or contract with a third party for the preparation and completion of, a financial report for the preceding fiscal year. Within 21 days after the final financial report is completed by the association or received from the third party, but not later than 120 days after the end of the fiscal year or other date as provided in the bylaws, the association shall, within the time limits set forth in subsection (5), provide each member with a copy of the annual financial report or a written notice that a copy of the financial report is available upon request at no charge to the member. Fla. Stat. §720.303(7) · verified May 2026
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Restrictions on use, lease, or rental of the parcel Fla. Stat. §720.401(1)(a)2
THERE HAVE BEEN OR WILL BE RECORDED RESTRICTIVE COVENANTS GOVERNING THE USE AND OCCUPANCY OF PROPERTIES IN THIS COMMUNITY. Fla. Stat. §720.401(1)(a)2 · verified May 2026
Also applicable: Fla. Stat. §718.116 (Florida Condominium Act, 18 items)
Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate.
Under Fla. Stat. §720.30851, Florida caps the preparation fee at $299 by statute. With CommunityPay, the board issues the certificate directly from live ledger data — the board controls pricing within the statutory cap. Residents typically save $200+ per closing.
What Florida Law Requires
Governance (9)
- The certificate must disclose whether the association's rules require board approval for transfer, and if yes, whether the board has approved this transfer. Fla. Stat. §718.116 (8)(a)8.h
- The certificate must disclose whether members or the association have a right of first refusal, and if so, whether they exercised it. Fla. Stat. §718.116 (8)(a)8.i
- The seller must give the buyer the declaration of condominium, which is the document that sets out how the unit may be used, leased, or rented. Fla. Stat. §718.503 (2)(a)1
- Before a condo resale closes, the seller must give the buyer a current copy of the declaration, articles of incorporation, bylaws, and rules. Fla. Stat. §718.503 (2)(a)1-3
- HOA board meetings must be open to homeowners. Notices identifying agenda items must be posted at least 48 hours in advance (or mailed/delivered 7 days in advance if not posted). Fla. Stat. §720.303 (2)
- The HOA must keep its bylaws, articles of incorporation, declaration of covenants, and current rules — including every amendment — as official records. Fla. Stat. §720.303 (4)(a)2-5
- The certificate must disclose whether the association's rules require board approval for transfer, and if yes, whether the board has approved this transfer. Fla. Stat. §720.30851 (1)(h)8
- The certificate must disclose whether members or the association have a right of first refusal, and if so, whether they exercised it. Fla. Stat. §720.30851 (1)(h)9
- The disclosure summary the seller gives the prospective buyer must state that recorded covenants govern how the property may be used and occupied. Fla. Stat. §720.401 (1)(a)2
Financial (4)
- Before a condo resale closes, the seller must give the buyer a current copy of the association's most recent annual financial statement. Fla. Stat. §718.503 (2)(a)4
- Before a condo resale closes, the seller must give the buyer a current copy of the association's annual budget. Fla. Stat. §718.503 (2)(a)4
- The HOA must prepare an annual budget that itemizes operating expenses, estimated revenues, and any recreational amenity fees, and must provide each member with a copy or notice that one is available. Fla. Stat. §720.303 (6)(a)
- Within 90 days after each fiscal year ends, the HOA must complete a financial report for the prior year and provide every member with a copy or notice that one is available. Fla. Stat. §720.303 (7)
Assessment (12)
- The certificate must show what date the regular dues are paid through and when the next installment is due, along with the amount. Fla. Stat. §718.116 (8)(a)8.b-c
- The certificate must include an itemized list of every assessment, special assessment, and other money the unit owner owes the association on the date the certificate is issued. Fla. Stat. §718.116 (8)(a)8.d
- The certificate must show assessments that will be levied during the certificate's effective period — the same itemization that captures upcoming regular and special amounts. Fla. Stat. §718.116 (8)(a)8.e
- The certificate must list any additional assessments, special assessments, and other moneys scheduled to become due during the certificate's effective period. Fla. Stat. §718.116 (8)(a)8.e
- Other fees payable by the unit owner to the association are disclosed under the same item that covers capital, resale, and transfer fees. Fla. Stat. §718.116 (8)(a)8.f
- The certificate must disclose whether any capital contribution, resale fee, transfer fee, or other fee is due, and if so, specify the type and amount. Fla. Stat. §718.116 (8)(a)8.f
- The certificate must show what date the regular dues are paid through and when the next installment is due, along with the amount. Fla. Stat. §720.30851 (1)(h)2-3
- The certificate must include an itemized list of every assessment, special assessment, and other money the parcel owner owes the association on the date the certificate is issued. Fla. Stat. §720.30851 (1)(h)4
- The certificate must list any additional assessments, special assessments, and other moneys scheduled to become due during the certificate's effective period. Fla. Stat. §720.30851 (1)(h)5
- The certificate must show assessments that will be levied during the certificate's effective period — the same itemization that captures upcoming regular and special amounts. Fla. Stat. §720.30851 (1)(h)5
- The certificate must disclose whether any capital contribution, resale fee, transfer fee, or other fee is due, and if so, specify the type and amount. Fla. Stat. §720.30851 (1)(h)6
- Other fees payable by the parcel owner to the association are disclosed under the same item that covers capital, resale, and transfer fees. Fla. Stat. §720.30851 (1)(h)6
Reserves (2)
- Before a condo resale closes, the seller must give the buyer the most recent structural integrity reserve study (or a statement that the association has not completed one). Fla. Stat. §718.503 (2)(a)6
- The HOA budget may include reserve accounts for major repairs and deferred maintenance. Funding rules depend on whether the membership has formally established reserves under paragraph (d). Fla. Stat. §720.303 (6)(b)
Disclosure (9)
- The condo estoppel certificate must state the parking or garage space number assigned to the unit. Fla. Stat. §718.116 (8)(a)4
- The certificate must list every other association the unit is a member of, with contact information for each. Fla. Stat. §718.116 (8)(a)8.j
- Condo estoppel certificates are valid for 30 days when hand-delivered or sent electronically, and 35 days when sent by regular mail. Amendments may be issued during the effective period at no charge. Fla. Stat. §718.116 (8)(b)
- For a condo resale, the contract must either say the buyer got the disclosure documents more than 3 business days before signing, or include a clause giving the buyer 3 business days after signing and receiving the documents to cancel. Fla. Stat. §718.503 (2)(d)
- The estoppel certificate must state the parking or garage space number assigned to the parcel. Fla. Stat. §720.30851 (1)(d)
- The certificate must list every other association the parcel is a member of, with contact information for each. Fla. Stat. §720.30851 (1)(h)10
- Estoppel certificates are valid for 30 days when hand-delivered or sent electronically, and 35 days when sent by regular mail. Amendments may be issued during the effective period at no charge. Fla. Stat. §720.30851 (2)
- Buyers cannot waive this cancellation right. It expires at closing if not exercised. Fla. Stat. §720.401 (1)(c)
- If a buyer doesn't receive the required HOA disclosure summary before signing the contract, they have 3 calendar days after receiving the summary to cancel, or until closing — whichever comes first. Fla. Stat. §720.401 (1)(c)
Records (3)
- Foundational condo records (declaration, articles, bylaws, rules, members roster, and minutes) must be kept forever. Bids must be kept at least 1 year. All other records must be kept at least 7 years. Fla. Stat. §718.111 (12)(b)
- Owners have the right to inspect condo records. If the association fails to provide them within 10 working days, the association is presumed in willful violation and faces $50/day in damages (up to 10 days) starting on the 11th working day. Fla. Stat. §718.111 (12)(c)
- HOA records must be kept in Florida for at least 7 years and made available to homeowners for inspection or copying within 10 business days after a written request — and within 45 miles of the community. Fla. Stat. §720.303 (5)(a)
Enforcement (2)
- The certificate must disclose any open rule or regulation violation noticed to the unit owner in the association's official records. Fla. Stat. §718.116 (8)(a)8.g
- The certificate must disclose any open rule or regulation violation noticed to the parcel owner in the association's official records. Fla. Stat. §720.30851 (1)(h)7
Insurance (2)
- The certificate must include contact information for every insurance policy the association maintains. Fla. Stat. §718.116 (8)(a)8.k
- The certificate must include contact information for every insurance policy the association maintains. Fla. Stat. §720.30851 (1)(h)11
Sourced from CommunityPay's living legal corpus. Each requirement traces to a primary statute snapshot verified by a subject-matter expert.
Topic Coverage
Elections and Voting
5
Resale Disclosure
5
Assessment Collection
4
Enforcement and Fines
4
Governance Documents
4
Meetings and Notice
4
Fiduciary Duty
3
Dispute Resolution
2
Records Access and Inspection
2
Architectural Review
1
Foreclosure and Liens
1
Each chip links to the Florida statutes addressing that topic. Counts reflect distinct statute assignments.
Applicable Statutes
Florida Cemetery Act
Florida cemetery and funeral regulation. Perpetual care trust funds, pre-need contracts, consumer protections.
Mandatory Structural Inspections for Condominium and Cooperative Buildings
Florida mandatory structural milestone inspection statute for condominium and cooperative buildings 3+ stories. Initial inspection required by December 31 of the year the building reaches 30 years of age, then every 10 years thereafter. Cross-referenced by §718.503(2)(a)5 in the resale disclosure packet.
Florida Not For Profit Corporation Act
Florida not-for-profit corporation statute. Covers incorporation, board duties, member rights, mergers, dissolution.
General standards for directors
Florida nonprofit-corporation fiduciary-duty standard. Directors must discharge their duties in good faith, with the care an ordinarily prudent person in a like position would exercise under similar circumstances, and in a manner the director reasonably believes to be in the best interests of the corporation. Directors may rely on information, opinions, reports, or statements prepared by officers or employees, by legal counsel or accountants, or by board committees that the director reasonably believes to be competent — unless the director has knowledge that would make such reliance unwarranted. The default fiduciary-duty rule applied to HOA and condominium boards organized as Florida nonprofits.
Definitions
Establishes 35 definitions used throughout Florida's condominium law, including association, common elements, unit owner, and developer. The definitional foundation for Chapter 718 and the most-amended definitional section across recent reform bills.
Amendment of declaration; correction of error or omission in declaration by circuit court
Establishes the amendment procedure for a condominium declaration. Unless the declaration specifies otherwise, owners of two-thirds of the units must approve any amendment. Material amendments that alter a unit's configuration or share of common elements or common expenses require unanimous consent of the affected unit and all other unit owners. The statute also lets the circuit court correct scrivener's errors in a recorded declaration on a majority vote when no property right is affected. Interpreted by Woodside Village v. Jahren (Fla. 2002) to bind unit owners who purchased before the amendment was adopted, on the rationale that each purchaser takes subject to the declaration's amendment provisions.
Condominium Association Powers, Records, and Meetings
Florida Condominium Act association powers, records access, and meeting requirements. Records must be maintained for 7 years. Unit owners have inspection rights within 10 business days of written request.
Condominium Bylaws — Board Powers, Annual Budget, Reserve Funding
Florida condominium bylaw and operating requirements: form of administration, annual budget, reserve accounts, financial reporting, milestone inspections, and structural integrity reserve studies. Cross-referenced by §718.503(2)(a)4 for the resale-disclosure annual financial statement and budget.
Maintenance; limitation upon improvement; display of flag; hurricane protection; display of religious decorations
Governs condominium associations' responsibility for maintaining common elements and the procedure for approving material alterations. Includes unit-owner protections for flag, religious decoration, and hurricane-protection installation, plus rules on electric vehicle charging stations. The core maintenance and improvement provision of Chapter 718.
Common expenses and common surplus
Defines common expenses as operational costs for condominium maintenance and association functions, establishes how those expenses are assessed to unit owners based on ownership interest, and clarifies the treatment of common surplus. The statutory foundation for every condo assessment.
Condominium Assessments and Liens
Florida Condominium Act assessment and lien provisions, including the estoppel certificate requirement for condominiums. Statute parallels §720.30851 — 10 business days to deliver, statutory base caps of $250 preparation, $100 expedited, and $150 delinquent under §718.116(8)(f), with CPI adjustment every 5 years under §718.116(8)(i). DBPR's current published caps are $299 / $119 / $179 (next adjustment July 1, 2027). No fee may be charged for an amended estoppel certificate. Validity: 30 days hand or electronic, 35 days regular mail per §718.116(8)(b).
Right of owners to peaceably assemble
Guarantees unit owners and invitees the right to peaceably assemble in the common elements and recreational facilities of a condominium for their intended use and prohibits the association from unreasonably restricting that right. Subsection (1) also protects the right of owners to invite public officials to speak on common-element property. Owners denied these rights may sue to enjoin the offending rule. Construed by Neuman v. Grand View at Emerald Hills (Fla. 4th DCA 2003) under a reasonableness standard — a rule barring religious services in the auditorium survived because it was adopted to prevent inter-faith conflict, was approved by 70 percent of the membership, and the board acted unanimously.
Alternative dispute resolution; mediation; nonbinding arbitration; applicability
Establishes mediation and nonbinding arbitration as prerequisites to civil litigation for condominium disputes. Subsection (4) directs the Division to adopt rules of procedure to govern arbitration and incident mediation — the authorizing statute for FAC 61B-45 (Mandatory Non-Binding Arbitration Rules of Procedure).
Transfer of association control; claims of defect by association
Establishes the conditions and timeline by which unit owners gain control of a condominium association's board of administration, and specifies what documentation and assets developers must transfer upon relinquishing control. Authorizes FAC 61B-23.003 (Transition from Developer Control).
Mixed-use condominiums
Governs condominiums combining residential and commercial units. Subsection (2) requires that when residential units make up at least fifty percent of the total units, residential owners collectively be entitled to elect a majority of the board of administration. Commercial owners cannot veto amendments to the association documents. For mixed-use condos created after July 1, 2007, ownership and common-expense shares must be allocated either on a per-unit basis or by square footage, with no other allocation method permitted. The Florida Supreme Court in Cohn v. Grand Condominium (Fla. 2011) held that retroactive application of subsection (2) to a 1986 declaration that fixed voting power to the Condominium Act "in effect as of the date of recording" violated the Florida Constitution's contracts clause.
Authority, responsibility, and duties of Division of Florida Condominiums, Timeshares, and Mobile Homes
Keystone authority statute for FL condominium regulation. Establishes the Division of Florida Condominiums, Timeshares, and Mobile Homes within DBPR and grants the Division investigative and enforcement authority. Subsection (g) authorizes rule adoption — this is the rulemaking authority for the entirety of FAC Chapter 61B.
Disclosure Prior to Sale of Residential Condominiums
Florida condominium prospective-purchaser disclosure statute. Subsection (1) governs developer (new construction) sales with a 15-day cancellation right. Subsection (2) governs nondeveloper (resale) sales: the seller must provide the buyer with the declaration, articles, bylaws and rules, most recent annual financial statement and budget, structural-integrity reserve study or statement that none has been completed, milestone-inspection summary if applicable, turnover-inspection report if applicable, and the FAQ-and-Answers document. The resale buyer may cancel within 3 business days (excluding weekends and legal holidays) after contract execution and receipt of those documents.
Association Powers and Duties — Records, Meetings, Budget, Financial Reporting
Florida HOA association powers, meeting requirements, official-records maintenance, voting procedures, annual operating budget, reserve accounts, and annual financial report. Board meetings open to members with 48-hour notice; records available for inspection within 10 business days of written request.
Meetings of Members; Voting and Election Procedures; Amendments
Florida HOA member-meeting requirements: quorum (30% default), annual and special meetings, content of notice, 14-day notice for member meetings, the right to attend and speak, proxy voting, board elections, and amendment procedures. Cross-referenced from §720.303(2).
Payment for assessments; lien claims
Establishes procedures and requirements for Florida HOAs to create liens on parcels to secure unpaid assessments. Specifies notice requirements, foreclosure procedures, and the rights and obligations of property owners and tenants. The HOA-side parallel to §718.116 for condominium associations. Amended by SB 154 (2023).
Estoppel Certificates — Homeowners Associations
Florida HOA estoppel certificate statute. Associations must deliver an estoppel certificate within 10 business days of a written request. Statutory base fee caps under §720.30851(6) are $250 for preparation and delivery, $100 additional for expedited (3 business days) delivery, and $150 additional if the parcel is delinquent. The Department of Business and Professional Regulation publishes CPI-adjusted current caps every 5 years per §720.30851(9). DBPR's current published caps are $299 standard, $119 additional expedited, and $179 additional delinquent, with the next adjustment July 1, 2027. No fee may be charged for an amended estoppel certificate. The certificate is valid for 30 days if hand-delivered or sent electronically, 35 days if sent by regular mail.
Dispute resolution
Establishes presuit mediation and binding arbitration of HOA election and recall disputes. Directs the Department to conduct binding arbitration of election disputes in accordance with §718.1255 and rules adopted by the Division. The authorizing statute for FAC 61B-80, 61B-81 (recalls), 61B-82 (mediation), and the HOA portion of 61B-85.
Prospective Purchasers Subject to Association Membership Required — Disclosure Prior to Sale
Florida HOA prospective-purchaser disclosure statute. A seller of a residential parcel governed by a mandatory HOA must provide a disclosure summary before contract execution. If the disclosure summary is not provided before the purchaser executes a contract, the purchaser may cancel within 3 days after receipt of the summary or prior to closing, whichever occurs first. The right may not be waived but terminates at closing. This cancellation right is distinct from the estoppel certificate process under §720.30851.
Short title
Establishes that Chapter 736 of the Florida Statutes may be cited as the "Florida Trust Code." The statute is the citation anchor for Florida's comprehensive trust-administration framework, based on the Uniform Trust Code. Not directly an HOA / condominium statute, but kept in the legal corpus to support content that addresses fiduciary obligations applicable to HOA reserve accounts and trust-account requirements for community association management companies.
Source: Florida state legislature. Statutes verified by CommunityPay. Last verified April 2026.
Recent Legal Changes (Last 12 Months)
May 21, 2026
Duplicate citation in heading, quotation-mark removal from mandatory disclosure clause, History and Note sections added; operative text unchanged.
Fla. Stat. §720.401
· Statute amended
May 14, 2026
Drift detected on Fla. Stat. §718.404 — Mixed-use condominiums: AMENDED (1178 chars → 1281 chars, +103)
Fla. Stat. §718.404
· Statute amended
May 14, 2026
Drift detected on Fla. Stat. §718.123 — Right of owners to peaceably assemble: NEW_SUBSECTION (1091 chars → 1341 chars, +250)
Fla. Stat. §718.123
· New subsection added
May 14, 2026
Drift detected on Fla. Stat. §718.110 — Amendment of declaration; correction of error or omission in declaration by circuit court: AMENDED (1145 chars → 16471 chars, +15326)
Fla. Stat. §718.110
· Statute amended
May 12, 2026
Drift detected on Fla. Stat. §720.311 — Dispute resolution: EFFECTIVE_DATE_REACHED (701 chars → 14180 chars, +13479)
Fla. Stat. §720.311
· Effective date reached
May 12, 2026
Drift detected on Fla. Stat. §720.3085 — Payment for Assessments; Lien Claims: EFFECTIVE_DATE_REACHED (322 chars → 23962 chars, +23640)
Fla. Stat. §720.3085
· Effective date reached
May 12, 2026
Drift detected on Fla. Stat. §718.501 — Authority, responsibility, and duties of Division of Florida Condominiums, Timeshares, and Mobile Homes: AMENDED (773 chars → 25887 chars, +25114)
Fla. Stat. §718.501
· Statute amended
May 12, 2026
Drift detected on Fla. Stat. §718.301 — Transfer of association control; claims of defect by association: EFFECTIVE_DATE_REACHED (698 chars → 13894 chars, +13196)
Fla. Stat. §718.301
· Effective date reached
May 12, 2026
Drift detected on Fla. Stat. §718.1255 — Alternative dispute resolution; mediation; nonbinding arbitration; applicability: AMENDED (744 chars → 16583 chars, +15839)
Fla. Stat. §718.1255
· Statute amended
May 12, 2026
Drift detected on Fla. Stat. §718.115 — Common expenses and common surplus: AMENDED (666 chars → 9651 chars, +8985)
Fla. Stat. §718.115
· Statute amended
Drift detection: when a statute's text changes, dependent content is automatically flagged for review and re-verification.
Pending & Recent Florida HOA Legislation
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
Last action: Mar 13, 2026
9 HOA-relevant bills tracked for Florida · refreshed May 2, 2026 · Source: LegiScan
Case Law Interpreting These Statutes
MacAna Investments, LLC v. Garfield at Century Village Condominium Association. Text not available in API response.
Konrad Landauer v. Jacaranda Country Club Homeowners Association, Inc.. Text not available in API response.
Cindy M. Parrott v. Village Square of Titusville Condominium Association, Inc.. Text not available in API response.
The Florida Supreme Court (per curiam; Canady, C.J., Pariente, Lewis, Quince, Polston, Labarga, and Perry, JJ.) affirmed the Third District and held that retroactive application of Fla. Stat. §718.404(2) — which requires residential unit owners in a mixed-use condominium with at least fifty percent residential …
A condominium association rule prohibiting religious services in an auditorium common element does not violate the unit owners' right to peaceably assemble under Fla. Stat. §718.123. The Fourth District (Warner, J., for the court; Stone and Stevenson, JJ., concurring) applied a reasonableness standard, not a …
A condominium association may validly amend its declaration to impose leasing restrictions binding on all unit owners — including owners who purchased their units before the amendment was adopted. The Florida Supreme Court (Anstead, J., for a unanimous court; Quince, J., concurring specially) held that …
Frequently Asked Questions — Florida HOA Law
How much can a Florida HOA charge for a resale certificate?
Under Fla. Stat. §720.30851, a Florida homeowners association may charge no more than $299 for preparing a resale certificate (the disclosure packet required when a unit is sold). Charges in excess of the statutory cap are not collectible from the seller or buyer.
Source: Fla. Stat. §720.30851
How long does a Florida HOA have to deliver a resale certificate?
Under Fla. Stat. §720.30851, a Florida association must deliver the resale certificate within 10 calendar days of a written request from the unit owner, prospective purchaser, or their representative. Missing the deadline carries statutory consequences — including, in many states, release of the buyer from any unpaid amounts the seller owed at the time of the request.
Source: Fla. Stat. §720.30851
How much advance notice must a Florida HOA give for meetings?
Under Fla. Stat. §720.306, a Florida association must give unit owners at least 14 days advance notice of meetings. The notice must specify the date, time, place, and agenda items to be considered. Actions taken at a meeting that violates the notice requirement may be voidable on owner challenge.
Source: Fla. Stat. §720.306
What is the default quorum for Florida HOA owner meetings?
Under Fla. Stat. §720.306, the default quorum at a Florida unit-owner meeting is 30% of the voting interests, measured at the start of the meeting. The bylaws or declaration may set a higher percentage but generally may not go below the statutory floor. Quorum may be satisfied in person or by proxy.
Source: Fla. Stat. §720.306
How often must a Florida HOA conduct a reserve study?
Under Fla. Stat. §718.112, Florida associations are required to commission a reserve study at intervals of approximately 10 years to identify the remaining useful life and replacement cost of major common-element components and to recommend a reserve funding plan. The study supports the annual reserve disclosure to owners and the reserve summary required in the resale certificate.
Source: Fla. Stat. §718.112
Do owners have a right to inspect Florida HOA records?
Yes. Under Fla. Stat. §720.303, records must be made available within 10 business days of a written request and financial records must be retained for at least 7 years. The association may charge reasonable copying fees but may not impose access or retrieval fees designed to discourage inspection. Limited categories (attorney-client privileged material, executive-session records, owner-privacy data) may be withheld.
Source: Fla. Stat. §720.303
Does a Florida HOA assessment lien have priority over a first mortgage?
Yes — Florida is a 'super-priority' state. Under Fla. Stat. §718.116, the association's lien for 12 months of unpaid assessments takes priority over a first-recorded mortgage. When the HOA forecloses, the first mortgage lender must either pay the 12 months of super-priority assessments or risk losing its lien — a significant collection tool for the association.
Source: Fla. Stat. §718.116
What is HB 1203 and how does it affect Florida HOAs?
HB 1203 (Chapter 2024-221, Laws of Florida) — "Homeowners' Associations" — was signed on May 31, 2024 and took effect on July 1, 2024. Strengthens HOA accountability: website/app posting of governing documents for 100+ parcel associations, reasonable-and-equitable architectural review, CAM professional standards and fee restrictions, expanded owner inspection rights, new civil and administrative remedies. Signed May 31, 2024; effective July 1, 2024.
Answers derived from the Florida legal corpus. Every numeric value (fee caps, deadlines, percentages) is pulled from a primary-source statutory threshold record verified by CommunityPay.
Florida HOA Fee Benchmark
$404
Avg Median Monthly Fee
$160 – $670
County Range
843604
Units Paying HOA Fees
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). 67 counties with data.
Communities by City
Miami
2931
Tampa
1800
Orlando
1634
Naples
1537
Sarasota
1251
Jacksonville
1070
Boca Raton
882
Longwood
851
Fort Myers
799
West Palm Beach
739
Tallahassee
720
Miami Beach
660
Kissimmee
646
Pensacola
602
Vero Beach
586
Clearwater
549
Lakeland
545
St. Petersburg
543
Jupiter
531
Fort Lauderdale
521
Bradenton
505
Cape Coral
484
Lake Worth
480
Hialeah
479
Coral Springs
437
Altamonte Springs
404
Gainesville
391
Melbourne
391
Stuart
385
Maitland
382
Bonita Springs
358
Plantation
354
Doral
326
Boynton Beach
313
Palm Harbor
312
Hollywood
307
Deerfield Beach
300
Punta Gorda
298
Ocala
293
Ormond Beach
293
Temple Terrace
291
Sunrise
282
Pompano Beach
276
Palm Beach Gardens
263
Greenacres
259
St. Augustine
255
Panama City Beach
254
Delray Beach
251
Lake Mary
250
Tamarac
247
Miramar Beach
246
Miami Lakes
237
Destin
233
Coral Gables
228
Clermont
223
Venice
223
Winter Park
217
St Augustine
208
New Port Richey
207
Winter Haven
204
Cocoa Beach
195
Miramar
182
Seminole
174
Pembroke Pines
173
Celebration
172
Key West
171
Brandon
168
Sun City Center
159
Oviedo
155
Orange Park
154
Homestead
150
St Petersburg
149
Marco Island
145
Saint Augustine
142
Tarpon Springs
138
Aventura
137
Riverview
136
Oldsmar
135
Davie
132
Wellington
131
Fort Walton Beach
130
Santa Rosa Beach
130
New Smyrna Beach
128
Rockledge
128
Merritt Island
125
Sanibel
125
Estero
122
Leesburg
122
Daytona Beach
121
Lauderdale Lakes
119
Saint Petersburg
119
Titusville
116
Port Orange
115
Jacksonville Beach
112
Atlantic Beach
107
Port Charlotte
107
Neptune Beach
104
Englewood
101
Largo
101
Lutz
96
Winter Garden
95
Niceville
93
Windermere
93
Lauderhill
91
Sebring
88
Daytona Beach Shores
87
Port St Lucie
87
Yulee
87
Fernandina Beach
86
Margate
86
Cooper City
84
Hallandale Beach
83
Deland
81
Key Largo
80
Weston
79
Gulf Breeze
78
Panama City
78
Davenport
77
Palm City
77
Ponte Vedra Beach
77
Palm Beach
75
Apollo Beach
73
Coconut Grove
71
Fleming Island
71
Sunny Isles Beach
71
Tequesta
70
Key Biscayne
69
Dunedin
68
Melbourne Beach
68
North Miami
68
Valrico
68
Palmetto Bay
67
Coconut Creek
66
North Miami Beach
65
Placida
65
Wesley Chapel
64
Crystal River
63
Lakewood Ranch
63
Longboat Key
62
Treasure Island
62
Dundee
61
Royal Palm Beach
61
Marathon
60
Alachua
59
Fort Pierce
59
Navarre
59
West Melbourne
59
Satellite Beach
58
Dania Beach
56
North Palm Beach
56
Port Richey
56
Spring Hill
56
Holmes Beach
55
North Fort Myers
55
Port St. Lucie
55
Jensen Beach
54
Amelia Island
53
Madeira Beach
53
Sebastian
53
Zephyrhills
52
Flagler Beach
49
Lighthouse Point
49
Milton
49
Palm Bay
49
Lake Wales
48
Cocoa
46
Indialantic
46
Okeechobee
46
Lake City
45
Plant City
45
Sanford
45
Dade City
44
Palm Coast
43
Highland Beach
42
Lehigh Acres
42
Middleburg
42
Oakland Park
41
Port Saint Lucie
41
Bay Harbor Islands
40
Crawfordville
40
Hallandale
40
South Pasadena
40
Crestview
39
Nokomis
39
Safety Harbor
39
Tavares
39
Apopka
38
Riviera Beach
37
Casselberry
36
Indian Rocks Beach
36
Lake Placid
36
Winter Springs
36
Hobe Sound
35
Pace
35
Trinity
35
Auburndale
34
Boca Grande
34
Cape Canaveral
34
Mary Esther
31
Miami Gardens
31
Newberry
31
Edgewater
30
Lauderdale By The Sea
30
Ponce Inlet
30
Surfside
30
Fort Myers Beach
29
Juno Beach
29
Odessa
29
Palmetto
29
Hernando
28
Indian Harbour Beach
28
Pinellas Park
28
Bartow
27
Gotha
27
Homosassa
27
Hudson
27
Orange City
26
Eustis
25
Islamorada
25
Mount Dora
25
Shalimar
25
Haines City
24
Pinecrest
24
Brooksville
23
Ellenton
23
Groveland
23
South Daytona
23
Cantonment
22
Inverness
22
Mexico Beach
22
North Bay Village
22
Wilton Manors
22
Avon Park
21
Cutler Bay
21
Dover
21
Eastpoint
21
Lantana
21
Ocoee
21
Pensacola Beach
21
Lady Lake
20
Saint Cloud
20
St. Cloud
20
Tavernier
20
Debary
19
Seffner
19
South Miami
19
Weeki Wachee
19
Bal Harbour
18
Bradenton Beach
18
Silver Springs
18
Green Cove Springs
17
Lynn Haven
17
Havana
16
Labelle
16
The Villages
16
Freeport
15
Inlet Beach
15
Lake Worth Beach
15
Loxahatchee
15
Port St Joe
15
Arcadia
14
Dunnellon
14
High Springs
14
Live Oak
14
Miami Shores
14
Cedar Key
13
Deltona
13
North Port
13
Holly Hill
12
Minneola
12
Ocean Ridge
12
Port St. Joe
12
Rotonda West
12
Ruskin
12
San Antonio
12
Tierra Verde
12
Belleview
11
Eagle Lake
11
Land O Lakes
11
North Lauderdale
11
Osprey
11
Palatka
11
Parkland
11
Sorrento
11
Hialeah Gardens
10
St Cloud
10
St Pete Beach
10
Florida City
9
Gulf Stream
9
Parrish
9
Quincy
9
Wildwood
9
Bunnell
8
Callahan
8
Chuluota
8
Clewiston
8
Defuniak Springs
8
Fruitland Park
8
Key Colony Beach
8
Madison
8
Medley
8
Miami Springs
8
Monticello
8
North Redington Beach
8
Ponte Vedra
8
Anna Maria
7
Gulfport
7
Holiday
7
Lecanto
7
Lithia
7
Mulberry
7
Palm Springs
7
Thonotosassa
7
Umatilla
7
Apalachicola
6
Big Pine Key
6
Chipley
6
Keystone Heights
6
Moore Haven
6
Port Saint Joe
6
Belle Glade
5
Belle Isle
5
Beverly Hills
5
Bonifay
5
Chiefland
5
Cudjoe Key
5
Everglades City
5
Jasper
5
Macclenny
5
Montverde
5
Oakland
5
Opa Locka
5
Viera
5
Wauchula
5
Williston
5
Bristol
4
Captiva
4
Fern Park
4
Indiantown
4
South Palm Beach
4
Webster
4
Wimauma
4
Ave Maria
3
Belleair
3
Edgewood
3
Marianna
3
Southwest Ranches
3
Sugarloaf Key
3
Valparaiso
3
Archer
2
Belleair Beach
2
Callaway
2
Geneva
2
Gibsonton
2
Howey In The Hills
2
Hypoluxo
2
Lake Butler
2
Mayo
2
Perry
2
Poinciana
2
Sweetwater
2
Trenton
2
Astatula
1
Baldwin
1
Blountstown
1
Bushnell
1
Duck Key
1
Immokalee
1
Pahokee
1
Springfield
1
Starke
1
Virginia Gardens
1
West Miami
1
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Download the Florida HOA & Condo Compliance Checklist
One PDF — every active Florida statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.
- Statutory fee caps and time limits (resale, late fees, lien priority)
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Data sourced from Florida Secretary of State public registrations. Legal corpus maintained by CommunityPay's editorial team and traced to primary statute snapshots.
United States Payments and Accounting Governance Infrastructure for Community Associations