General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- Homeowners associations are governed by the Homeowners' Association Act, while condominium associations follow the Condominium Act.
- The association must make official records available within 10 business days after a written request from an owner, and an owner who is denied access can recover damages.
- Board meeting notices must be posted in the community at least 48 hours ahead, and a meeting that will consider special assessments needs at least 14 days of written notice.
- Unpaid assessments can become a lien on the parcel that the association may foreclose, after the notice steps set by statute.
- An amendment that restricts renting generally applies only to owners who voted for it and to people who buy after it takes effect.
Most Florida homeowners associations are governed by chapter 720 of the Florida Statutes, while condominiums follow chapter 718. Chapter 720 sets rules for records, meeting notice, assessments and owner rights.
Florida hoa laws at a glance
| Rule | Florida | Law |
|---|---|---|
| Governing law | Homeowners associations are governed by the Homeowners' Association Act, while condominium associations follow the Condominium Act. | Florida Statutes chapter 720 (Homeowners' Association Act) and chapter 718 (Condominium Act) |
| Owner access to records | The association must make official records available within 10 business days after a written request from an owner, and an owner who is denied access can recover damages. | Florida Statutes section 720.303 |
| Board meeting notice | Board meeting notices must be posted in the community at least 48 hours ahead, and a meeting that will consider special assessments needs at least 14 days of written notice. | Florida Statutes section 720.303 |
| Assessments and liens | Unpaid assessments can become a lien on the parcel that the association may foreclose, after the notice steps set by statute. | Homeowners' Association Act (chapter 720) |
| Rental restrictions | An amendment that restricts renting generally applies only to owners who voted for it and to people who buy after it takes effect. | Homeowners' Association Act (chapter 720) |
The governing law
Association rules come in layers: state law first, then the declaration, the bylaws and finally board rules. A rule that conflicts with a higher layer usually fails.
Governing law. Homeowners associations are governed by the Homeowners' Association Act, while condominium associations follow the Condominium Act. (Florida Statutes chapter 720 (Homeowners' Association Act) and chapter 718 (Condominium Act))
Records
Owner access to records. The association must make official records available within 10 business days after a written request from an owner, and an owner who is denied access can recover damages. (Florida Statutes section 720.303)
Board meetings
Board meeting notice. Board meeting notices must be posted in the community at least 48 hours ahead, and a meeting that will consider special assessments needs at least 14 days of written notice. (Florida Statutes section 720.303)
Assessments, liens and collections
Assessments and liens. Unpaid assessments can become a lien on the parcel that the association may foreclose, after the notice steps set by statute. (Homeowners' Association Act (chapter 720))
Rental restrictions
Rental restrictions. An amendment that restricts renting generally applies only to owners who voted for it and to people who buy after it takes effect. (Homeowners' Association Act (chapter 720))
Mistakes to avoid
- Holding board decisions without the notice owners are entitled to.
- Not keeping records ready for owner requests.
- Fining owners without the notice and hearing steps in the governing documents.
- Enforcing rental rules that are not in the recorded documents.
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General information, not legal advice.
Verify current law
We last checked these Florida rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Florida attorney about your situation.
Laws named on this page
- Florida Statutes chapter 720 (Homeowners' Association Act) and chapter 718 (Condominium Act)
- Florida Statutes section 720.303
- Homeowners' Association Act (chapter 720)
Official sources
Florida forms for this topic
The parts people misread.
Which law governs HOAs in Florida?
Homeowners associations are governed by the Homeowners' Association Act, while condominium associations follow the Condominium Act. Source: Florida Statutes chapter 720 (Homeowners' Association Act) and chapter 718 (Condominium Act).
Can Florida homeowners see association records?
The association must make official records available within 10 business days after a written request from an owner, and an owner who is denied access can recover damages. Source: Florida Statutes section 720.303.
Can a Florida HOA ban rentals?
An amendment that restricts renting generally applies only to owners who voted for it and to people who buy after it takes effect. Source: Homeowners' Association Act (chapter 720).