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Florida Condo Association Laws: An Owner's Guide
Short answer: Under Florida law as of September 23, 2026, condominium associations follow Chapter 718 of the Florida Statutes, not the HOA chapter (Fla. Stat. § 720.302(4)). Chapter 718 gives owners the right to inspect records, attend board meetings and vote in board elections. It also sets reserve, fine and dispute rules, and the Department of Business and Professional Regulation (DBPR) may investigate many condo complaints (Fla. Stat. § 718.501(1)(a)).
Last checked: September 23, 2026. Covers: Florida Chapter 718 for residential condominiums. Timeshare and nonresidential condominiums are treated differently in places. DBPR rules, court decisions and local ordinances were not reviewed.
Florida condo law at a glance
| Topic | What Chapter 718 says |
|---|---|
| Records response | 10 working days after a written request (§ 718.111(12)(c)1.a) |
| Board meetings | Open to owners; notice posted at least 48 continuous hours ahead (§ 718.112(2)(c)) |
| Director elections | Residential condos: written ballot; no proxies (opt-out for associations of 10 or fewer units); 20 percent turnout (§ 718.112(2)(b), (d)5.a, (d)11) |
| Fines | $100 per violation, $1,000 in the aggregate; cannot become a lien (§ 718.303(3)) |
| Website | 25 or more units with no timeshare units (§ 718.111(12)(g)1) |
Can I inspect my condo association’s records?
Yes. Any association member, or a person the member authorizes, may inspect the official records, and the association may not require a purpose or reason (Fla. Stat. § 718.111(12)(c)1.a). Records must be provided within 10 working days after the board or its designee receives a written request; a missed deadline creates a rebuttable presumption that the association willfully failed to comply (§ 718.111(12)(b), (c)1.a). For a willful failure, minimum damages are $50 per calendar day for up to 10 days, beginning on the 11th working day. A person who prevails in an enforcement action may recover reasonable attorney fees from the person who knowingly denied access (§ 718.111(12)(c)1.a).
The association must “simultaneously provide to the requestor a checklist of all records made available for inspection and copying,” and the checklist must identify official records that were not made available (Fla. Stat. § 718.111(12)(c)1.b). See the Florida records request guide.
Are condo board meetings open to owners?
Yes. Board meetings at which a quorum is present are open to all unit owners. The exceptions are meetings with the association’s attorney about proposed or pending litigation, held to seek or give legal counsel, and personnel meetings (Fla. Stat. § 718.112(2)(c)). Notice must be posted conspicuously on the condominium property at least 48 continuous hours ahead, with agenda items identified, except in an emergency. A nonemergency special assessment or a change to unit-use rules needs 14 days’ written notice (§ 718.112(2)(c)1-3).
If 20 percent of the voting interests petition, the board must place an item on the agenda within 60 days (Fla. Stat. § 718.112(2)(c)1).
How do condo elections work, and are proxies allowed?
Residential condo boards are elected by written ballot or voting machine. The first notice goes out at least 60 days before the election, and candidates give written notice at least 40 days before (Fla. Stat. § 718.112(2)(d)4, 5.a). No proxy of any kind, limited or general, may be used in electing directors of a residential condominium (§ 718.112(2)(b)). At least 20 percent of eligible voters must cast a ballot for a valid election (§ 718.112(2)(d)5.a). A residential condo director may not serve more than 8 consecutive years unless two-thirds of the votes cast approve or there are not enough candidates (§ 718.112(2)(d)3). An association of 10 or fewer units may, by a majority vote of the total voting interests, adopt different voting and election procedures in its bylaws (§ 718.112(2)(d)11). See the HOA and condo comparison.
What do the reserve and SIRS rules require?
A condo budget must include reserves for roof replacement, building painting and pavement resurfacing, and for any other item that costs more than the greater of $25,000 or an inflation-adjusted amount the Division posts each year (Fla. Stat. § 718.112(2)(f)2, 6). We did not look up the current adjusted figure. In a unit-owner-controlled association, owners may vote by a majority of the total voting interests to provide fewer or no reserves, but not for structural integrity reserve study (SIRS) items in budgets adopted on or after December 31, 2024, when a SIRS is required. The statute has a narrow exception for multicondominiums (§ 718.112(2)(f)2.b). Funding SIRS-list reserves by special assessment, line of credit or loan needs a majority of the total voting interests, with exceptions (§ 718.112(2)(f)2.c). A residential condominium association must have a SIRS at least every 10 years for each building three habitable stories or higher (§ 718.112(2)(g)1). See the SIRS and milestone inspection page.
How much can a condo association fine me?
A fine may not exceed $100 per violation or $1,000 in the aggregate, and a fine may not become a lien against a unit (Fla. Stat. § 718.303(3)). The owner gets at least 14 days’ written notice and an opportunity for a hearing before a committee of three or more members who are not officers, directors or employees, or the spouse, parent, child, brother or sister of one. If the committee approves the fine, payment is due 5 days after notice (§ 718.303(3)). An association may suspend voting rights for a monetary obligation that is more than $1,000 and more than 90 days delinquent, with proof 30 days before the suspension and notice 90 days before an election (Fla. Stat. § 718.303(5)). The HOA rules differ: see Florida HOA fines and hearings.
Who can I complain to?
DBPR’s Division may investigate complaints. After turnover from the developer, its jurisdiction is limited to a list that includes financial records, elections and recall, official-records access, meeting procedure, conflicts and director removal (Fla. Stat. § 718.501(1)(a)). A civil penalty may be imposed for each day of a continuing violation, but the penalty for any offense may not exceed $5,000 (§ 718.501(1)(e)6). The Office of the Condominium Ombudsman is a neutral resource, not a body that decides complaints, and can appoint election monitors on a petition of 15 percent of voting interests or six owners, whichever is greater (Fla. Stat. § 718.5012(10)).
Before suing over a “dispute” as the statute defines it, such as a disagreement over board authority, elections, notice, meetings or records access, a party must petition DBPR for nonbinding arbitration ($50 filing fee) or start presuit mediation (Fla. Stat. § 718.1255(1), (4)). Election and recall disputes go to arbitration or court only (§ 718.1255(5)). Disputes over title, warranties, levying or collecting assessments and alleged breaches of fiduciary duty are not covered (§ 718.1255(1)).
Does my condo association need a website?
Since January 1, 2026, an association with 25 or more units and no timeshare units must post digital copies of listed records (Fla. Stat. § 718.111(12)(g)1; the date is in ch. 2024-244 s. 8, as amended by ch. 2025-175 s. 18). The statute sets a 30-day posting period, but its cross-reference reads “subparagraph 2.a.”, so ask counsel how it applies to each record. Failing to post is not, by itself, enough to invalidate a board action (§ 718.111(12)(g)4). See website and posting requirements.
What to do next
- Confirm your building is a residential condominium under Chapter 718.
- Send any records request in writing and ask for the checklist.
- Read your budget for reserves and any special assessment notice.
- Read any fine notice for your hearing right.
- Consider a Florida community association attorney for your situation.
Common questions
How do I request condo association records in Florida? Put it in writing to the board or its designee. The association has 10 working days to provide them (Fla. Stat. § 718.111(12)(c)1.a).
How do I file a complaint against a condo association in Florida? DBPR may investigate the listed topics, and a “dispute” as the statute defines it starts with nonbinding arbitration or presuit mediation before a lawsuit (Fla. Stat. §§ 718.501(1)(a), 718.1255(1), (4)).
Sources
Checked September 23, 2026 (2026 Florida Statutes):
- Fla. Stat. §§ 718.111, 718.112, 718.1255, 718.303, 718.501, 718.5012: https://www.flsenate.gov/laws/statutes/2026/718.111 (change the last number for each section)
- Fla. Stat. § 720.302: https://www.flsenate.gov/laws/statutes/2026/720.302
- Chapter laws 2024-244 and 2025-175: https://laws.flrules.org/2024/244, https://laws.flrules.org/2025/175
Important notice
Fycus is not a law firm and does not provide legal advice. Association law varies by state and by each community’s governing documents. Consult a licensed attorney for guidance specific to your association.
This page is general information, was written from official statute text as of September 23, 2026, and has not been reviewed by an attorney. Laws change; check the current text before you rely on it.
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