Florida HOAs and condominiums are governed by different statutes with different requirements. Whether you manage an HOA under Chapter 720 or a condo association (COA) under Chapter 718, this guide covers the compliance obligations that apply to your community, plus SIRS reserve requirements for condo buildings.
Florida has more homeowners associations and condominium associations than any other state in the country -- over 50,000 community associations serving more than 10 million residents. To protect homeowners and ensure proper governance, Florida maintains some of the most detailed community association laws in the nation.
A common mistake is treating HOAs and condominium associations (COAs) as the same. In Florida, they are governed by completely different statutes with different requirements for meetings, documents, reserves, elections, financial reporting, and enforcement. The first step toward compliance is knowing which law applies to your community.
Three key pieces of legislation govern how Florida associations must operate:
Following the Surfside condominium collapse in 2021, Florida legislators significantly strengthened these laws. The 2022-2025 legislative sessions introduced mandatory milestone inspections, fully funded reserve requirements, enhanced financial transparency, and new board member education mandates. These changes continue to roll out through 2026.
Explore each statute in detail. Click any topic to read the full guide for your community type.
Florida Condominium Act
The comprehensive law governing all Florida condominium associations (COAs). Covers creation, governance, financial management, unit-owner rights, and document requirements specific to condominiums.
Florida HOA Act
The governing statute for all Florida homeowners associations -- single-family homes, townhomes, and planned developments that are not condominiums. Addresses governance, assessments, covenant enforcement, member rights, and HOA operations.
Structural Integrity Reserve Study
Enacted after the Surfside tragedy, SB 4-D requires structural integrity reserve studies and milestone inspections for Florida condominium buildings 3 stories or higher. This requirement does not apply to HOAs under Chapter 720.
Florida's community association laws exist to protect the more than 10 million residents who live in governed communities. For board members and property managers -- whether you serve an HOA or a condominium association -- understanding the laws that apply to your community type is not optional. It is a legal obligation.
The Florida Division of Condominiums, Timeshares, and Mobile Homes (part of DBPR) actively investigates complaints and can impose significant penalties on associations that fail to comply with state statutes:
Up to $5,000 per violation from the Division of Condominiums
Personal liability for directors who fail to act in good faith
Meetings, elections, and amendments can be voided for procedural failures
Unit owners can sue for access to records or for compliance violations
Since the Surfside collapse, the Florida legislature has moved aggressively to tighten oversight of community associations. Key trends that boards and managers should be aware of include:
As fiduciaries, board directors must understand their legal obligations under Chapter 718 or 720. Ignorance of the law is not a defense against personal liability.
Licensed community association managers are held to a professional standard. Failing to advise boards on compliance can result in license disciplinary action.
Counsel must stay current on frequent legislative changes to properly advise association clients on governance, assessments, and enforcement matters.
Understanding your rights under Florida law helps you hold your board accountable, request records, and participate meaningfully in association governance.
Florida has two separate statutes for community associations: Chapter 718 (Florida Condominium Act) governs condominium associations (COAs), while Chapter 720 (Florida Homeowners' Association Act) governs homeowners associations (HOAs). These are different laws with different requirements. Additionally, SB 4-D mandates SIRS structural reserve studies for condo buildings 3 stories or higher.
In Florida, an HOA (homeowners association) governs communities of single-family homes and townhomes under Chapter 720. A COA (condominium association) governs condominium buildings under Chapter 718. They are governed by completely different statutes with different requirements for meetings, documents, reserves, elections, and financial reporting. Chapter 718 (condos) has stricter requirements including mandatory SIRS structural reserve studies and more detailed financial audit requirements.
Chapter 718 applies exclusively to condominium associations (COAs) and has stricter requirements including SIRS structural reserve studies, mandatory CPA audits based on unit count, and specific unit-owner rights. Chapter 720 applies exclusively to homeowners associations (HOAs) -- single-family homes and planned developments -- with its own rules for assessments, covenant enforcement, and lien procedures. Your community type determines which statute applies.
SIRS (Structural Integrity Reserve Study) is required under SB 4-D for Florida condominium buildings 3 stories or higher. Associations must complete milestone inspections and maintain fully funded reserves for structural components including roofing, waterproofing, plumbing, electrical, and load-bearing walls.
Non-compliance can result in fines up to $5,000 per violation from the DBPR, personal liability for board members, invalidated meetings and elections, lawsuits from unit owners, and loss of the ability to enforce assessments or liens.
Florida HOA and condominium boards can stay compliant by using automated compliance tracking software like HOA Cloud, which handles both Chapter 718 (condo) and Chapter 720 (HOA) requirements. This includes document posting and retention, meeting notice procedures, financial reporting deadlines, and SIRS tracking for condominiums. HOA Cloud is one of the few platforms that automates compliance for both HOAs and COAs.
Yes. Florida continues to strengthen HOA and condominium regulations following the Surfside tragedy. Key 2025-2026 changes include mandatory milestone inspections for aging buildings, fully funded SIRS reserve requirements taking effect, enhanced financial transparency mandates, and stricter board member education requirements.
HOA Cloud is one of the few platforms that automates compliance for both community types -- Chapter 718 for condominiums and Chapter 720 for HOAs, plus SIRS tracking for condo buildings.
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