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THE COMMONS PROPERTY OWNERS ASSOCIATION, INC.

Naples, Florida
Public record Verified Geography Verified Statute coverage Profile available Contacts Unclaimed

Governed by Fla. Stat. §720 (Florida Homeowners Association Act). Registered as a property owners association in Florida, in 1987. Reserve studies are required every 10 years under Fla. Stat. §718.112.

Community Profile
Legal Compliance Dashboard — Live Preview Florida vs. Washington · 13 requirements tracked
3/13
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 52 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Florida alongside Washington.
Requirement FL WA
RC delivery deadline 10 bus. days 10 days
RC fee cap $299 $275
RC update fee cap No cap $100
Open the full dashboard for Florida → all states, every threshold, statute changes tracked daily
Resale Certificate Compliance 18 disclosures required
FL
This property owners association 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
  • 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
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.
None of these items are confirmed for THE COMMONS PROPERTY OWNERS ASSOCIATION, INC.. Set up this community on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Florida

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Florida does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

  • Update the component register annually as assets are added, replaced, or retired.
  • Commission a professional reserve study every three to five years. Update it when the component register changes materially.
  • Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
  • Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
  • Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Florida

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting
14 days advance notice
Fla. Stat. §720.306(2)
Board meeting
48 hours advance notice
Fla. Stat. §718.112(2)(c)

Most state regimes also require:

  • Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
  • Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
  • Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
  • Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in Fla. Stat. §720.303 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 30% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in Fla. Stat. §720.303 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Florida requires retention for at least 7 years. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Florida requires the association to respond within 10 business days of a written request.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in Fla. Stat. §720.303 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools
Institutional Reference

Insurance & risk requirements in Florida

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 1077 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.

Statutory citation: Fla. Stat. §720.303.

Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.

Statutory citation: Fla. Stat. §720.303.

Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Statutory citation: Fla. Stat. §720.303.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Specific statutory provisions seeded for Florida:

Statutory citation: Fla. Stat. §720.303.

Statutory Obligations — Florida 22 obligations across 8 categories
FL
Under Florida community association law, this property owners association is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 5
Board governance, meetings, voting, quorum.
  • Board meetings open to members with 48-hour notice
    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)
  • Declaration, articles, bylaws, rules, and all amendments
    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
  • Whether board approval is required for transfer of the parcel
    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
  • Right of first refusal and whether it has been exercised
    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
  • Restrictions on use, lease, or rental of the parcel
    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 2
Financial statements, audits, banking, fund segregation.
  • Current year operating budget
    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)
  • Most recent financial report or balance sheet
    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 6
Assessment levy, billing, collection, late fees.
  • Assessment paid-through date and next assessment due date
    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
  • All assessments, fees, and other charges levied against the parcel, itemized
    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
  • Approved special assessments that are scheduled to be levied
    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
  • Assessments to be levied against the parcel in the next 12 months
    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
  • Capital contribution or transfer fees due upon sale or transfer
    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
    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 1
Reserve studies, reserve funding, capital planning.
  • Amount of reserves and designation for specified projects
    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)
Insurance 1
Insurance coverage, policy disclosures, claims.
  • Insurance coverage description and contact information for insurance agent
    The certificate must include contact information for every insurance policy the association maintains.
     Fla. Stat. §720.30851(1)(h)11
Disclosure 5
Owner disclosures, resale certificates, public records.
  • Parking or garage space number
    The estoppel certificate must state the parking or garage space number assigned to the parcel.
     Fla. Stat. §720.30851(1)(d)
  • Other associations or entities serving the property
    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
  • Certificate validity period and preparation date
    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)
  • Florida HOA cancellation right cannot be waived
    Buyers cannot waive this cancellation right. It expires at closing if not exercised.
     Fla. Stat. §720.401(1)(c)
  • Florida HOA purchaser may cancel within 3 days of receiving disclosure summary
    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 1
Records retention, owner access, official documents.
  • Records available for inspection within 10 business days
    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 1
Rule enforcement, fines, hearings, due process.
  • Outstanding violations of record against the parcel
    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
None of these obligations are confirmed for THE COMMONS PROPERTY OWNERS ASSOCIATION, INC. as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Florida legal corpus. Last verified May 23, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Florida community THE COMMONS PROPERTY OWNERS ASSOCIATION, INC.. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Recent Law Changes — Last 24 Months 3 changes · 1 directly affects this community
1
Statute amended Affects this community
May 2026
Prospective Purchasers Subject to Association Membership Required — Disclosure Prior to Sale
Duplicate citation in heading, quotation-mark removal from mandatory disclosure clause, History and Note sections added; operative text unchanged.
Effective date reached
May 2026
Dispute resolution
Drift detected on Fla. Stat. §720.311 — Dispute resolution: EFFECTIVE_DATE_REACHED (701 chars → 14180 chars, +13479)
Effective date reached
May 2026
Payment for assessments; lien claims
Drift detected on Fla. Stat. §720.3085 — Payment for Assessments; Lien Claims: EFFECTIVE_DATE_REACHED (322 chars → 23962 chars, +23640)
Source: Florida legal corpus drift detection. CommunityPay tracks every change to relevant statutes, case law, session laws, and regulations.
Compliance Calendar — Next 12 Months 2 deadlines
Annual budget meeting and adoption Dec 31, 2026 · 215 days
Statutory budget adoption requirement.
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 320 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Florida statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Lien Priority — Florida No HOA super-priority over first mortgage
Florida does not grant HOA assessment liens super-priority over a first mortgage. The HOA assessment lien sits subordinate to the mortgage; recording date controls relative priority among junior liens.
1.
Federal tax lien (IRS)
Federal tax liens are senior to all subsequent recorded liens.
26 U.S.C. §6321
2.
Property tax / ad valorem lien
Property tax liens are senior to all subsequent encumbrances.
Fla. Stat. §197.122
3.
First mortgage
Florida grants no super-priority to HOA assessment liens; subsequent liens follow recording date.
4.
HOA assessment lien
Subordinate to first mortgage. After foreclosure, the new owner is liable for assessments incurred prior, capped per statute.
Fla. Stat. §720.3085
5.
Junior mortgage / mechanic's liens / judgment liens
Priority by recording date.
Source: Florida statutes and case law. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Records This Community Should Have — Florida 9 record categories required by statute
Under Florida community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Governance 3
  • Governing documents — CC&Rs, Bylaws, Articles of Incorporation
    The foundational documents that establish the association and its powers. Required as a permanent record.
    Retention: permanent
    Fla. Stat. §720.303
  • Meeting minutes — board and member meetings
    Official record of board votes, decisions, and member actions.
    Retention: 7 years
    Fla. Stat. §720.303(5)
  • Roster of members and addresses
    Current member roster with notice addresses.
    Retention: current
    Fla. Stat. §720.303
Financial 3
  • Annual financial statements
    Income statement, balance sheet, statement of cash flows for each fiscal year.
    Retention: 7 years
    Fla. Stat. §720.303(4)
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
Operational 3
  • Insurance policies and claims
    Active and prior insurance policies, claims history.
    Retention: 7 years
    Fla. Stat. §720.303(4)
  • Milestone inspection reports (3+ stories)
    Building structural inspections per §553.899.
    Retention: permanent
    Fla. Stat. §553.899
  • Vendor invoices, contracts, and bids
    Service contracts, paid invoices, and competitive bid records.
    Retention: 7 years
    Fla. Stat. §720.303(4)
Set up this community on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Property Owners Association · Est. 1987 · Active
Type Property Owners Association
Governing Statute Fla. Stat. ch. 720 (Homeowners' Association Act)
State Florida
City Naples
County Collier
Registration N21306
Formed June 24, 1987
Status Active
Area HOA Fees Collier County median $538/mo
Median Monthly Fee $538
Average Monthly Fee $728
Typical Range $395 – $861
Units Paying Fees 40,252
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Collier County, FL.
Natural Hazard Exposure Collier County
Relatively High
Hurricane Very High
Lightning Very High
Cold Wave Very High
Inland Flooding Relatively High
Wildfire Relatively Moderate
Social Vulnerability Relatively High
Community Resilience Relatively Moderate
Expected Annual Loss $398,236,267
Source: FEMA National Risk Index v1.20, Collier County, FL
Applicable Laws 7 Florida statutes
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.
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 …
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 …
Source: Florida state legislature. Statutes verified by CommunityPay. Last verified May 2026.
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Community data is sourced from Florida Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with THE COMMONS PROPERTY OWNERS ASSOCIATION, INC. unless explicitly stated.
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