Florida HOA Annual Meeting and Election Rules

Short answer: Under Florida law as of September 23, 2026, an HOA’s member meeting notice is set by its bylaws, and if the bylaws are silent it is at least 14 days (Fla. Stat. § 720.306(5)). The default quorum is 30 percent of the total voting interests (§ 720.306(1)(a)). Proxies are allowed unless the statute or the governing documents say otherwise (§ 720.306(8)). An election challenge must start within 60 days of the announced results (§ 720.306(9)). Condominiums follow a different chapter.

Last checked: September 23, 2026. Covers: Florida HOAs under Chapter 720, with a comparison to condominiums under Chapter 718. DBPR rules, court decisions and local ordinances were not reviewed.

HOA and condo at a glance

What notice does an HOA member meeting need?

The bylaws set the method. If they are silent, the association must give actual notice, mailed, delivered or sent electronically, at least 14 days before the meeting, and file an affidavit of that notice in the official records (Fla. Stat. § 720.306(5)). Unless law or the governing documents require otherwise, notice of an annual meeting need not state a purpose, but notice of a special meeting must (§ 720.306(3)-(5)). A special meeting may be called by the board or by at least 10 percent of the voting interests, unless the governing documents set another percentage (§ 720.306(3)-(5)).

Electronic notice under § 720.306 needs the owner’s written consent (Fla. Stat. § 720.306(1)(g)).

What is a quorum, and how many votes decide a question?

If the bylaws do not say otherwise, a quorum is 30 percent of the total voting interests, and the bylaws may set a lower number (Fla. Stat. § 720.306(1)(a)). A decision needs a majority of the voting interests present, in person or by proxy, at a meeting with a quorum, unless the law, articles or bylaws say otherwise (§ 720.306(1)(a)).

Can HOA members vote by proxy?

Yes, unless the statute or the governing documents provide otherwise (Fla. Stat. § 720.306(8)). A valid proxy is dated, states the date, time and place of the meeting, and is signed. It is effective only for that meeting, expires 90 days after it and can be revoked (§ 720.306(8)(a)).

We did not find a “limited” versus “general” proxy distinction, or a ban on proxies in director elections, in § 720.306(8). Condominiums are different: “a proxy, limited or general, may not be used in the election of board members in a residential condominium” (Fla. Stat. § 718.112(2)(b)), except that an association of 10 or fewer units may, by majority vote of the total voting interests, adopt different voting and election procedures, which can include proxies (§ 718.112(2)(d)11). See proxy voting and quorum.

How do HOA ballots work?

If the governing documents permit secret ballots for members who are not in attendance, the ballot goes into an inner envelope with no identifying markings, inside an outer envelope carrying the member’s name, parcel and signature. Duplicate ballots for one parcel are disqualified and late ballots are not counted (Fla. Stat. § 720.306(8)(b)). The statute does not itself require secret ballots. Ballots, sign-in sheets and proxies are kept for 1 year after the election, vote or meeting (Fla. Stat. § 720.303(4)(a)12).

Online voting is allowed if the member consents and the board adopts a resolution after notice. It needs authentication, a device check at least 14 days before the deadline and stored ballots, and online voters count toward the quorum (Fla. Stat. § 720.317).

Who can run, and how does a candidate get on the ballot?

Elections follow the governing documents, and all members are eligible except as the statute says (Fla. Stat. § 720.306(9)). A member may nominate himself or herself at the election meeting unless advance nominations are allowed. If candidates do not outnumber the vacancies, no election is required, and write-ins are not permitted unless floor nominations are required by the statute or bylaws. Directors are elected by a plurality of votes cast (§ 720.306(9)).

A member is ineligible when delinquent in any fee, fine or monetary obligation on the last day for nominations, or when a felon whose civil rights were not restored at least 5 years ago. A sitting director who becomes more than 90 days delinquent is deemed to have abandoned the seat (§ 720.306(9)). We did not find a state-set candidate notice schedule in § 720.306; check your bylaws. Residential condos have one, starting with a first notice at least 60 days before the election (Fla. Stat. § 718.112(2)(d)5.a). See how to run for the HOA board.

Is there a term limit for HOA directors?

We did not find one in Chapter 720, and director term length is a bylaws matter. Condominium law does. A residential condo director may not serve more than 8 consecutive years unless two-thirds of the votes cast approve or there are too few eligible candidates. Only service on or after July 1, 2018 counts (Fla. Stat. § 718.112(2)(d)3).

How long do you have to challenge an election?

Any challenge to the HOA election process must start within 60 days after the results are announced (Fla. Stat. § 720.306(9)). Election disputes go to DBPR binding arbitration or to court, and they are not eligible for presuit mediation (Fla. Stat. § 720.311(1)). For condos, 15 percent of the voting interests (Fla. Stat. § 718.5012(10)) or six owners, whichever is greater, may petition the Ombudsman to appoint an election monitor, and the association pays. We did not find an election inspector requirement in the statute text we searched for either chapter; DBPR condo election rules were not read.

What to do next

1. Get your bylaws and find the meeting, quorum, proxy and election sections. Several HOA rules give way to the governing documents (see which HOA document controls).
2. Note which chapter applies: an HOA follows Chapter 720, a condominium Chapter 718.
3. Check the notice date against the meeting date, and keep the notice.
4. If you plan to run, check the last nomination day and any money you owe.
5. If you question a result, note the date it was announced.

Common questions

How long can a HOA board member serve in Florida? We did not find a term limit in Chapter 720; the bylaws set the term. Residential condo directors are limited to 8 consecutive years, with exceptions (Fla. Stat. § 718.112(2)(d)3).

Are proxies allowed in a Florida HOA election? Members may vote by proxy unless the statute or the governing documents provide otherwise (Fla. Stat. § 720.306(8)). Residential condos may not use proxies in board elections, with an exception for associations of 10 or fewer units (§ 718.112(2)(b), (d)11).

Does an HOA need an inspector of elections? We did not find one required in Chapter 720. Check your bylaws.

Sources

Checked September 23, 2026 (2026 Florida Statutes):

• Fla. Stat. §§ 720.303, 720.306, 720.311, 720.317: https://www.flsenate.gov/laws/statutes/2026/720.306 (change the last number for each section)
• Fla. Stat. §§ 718.112, 718.5012: https://www.flsenate.gov/laws/statutes/2026/718.112 (change the last number for each section)

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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