FL · State overview

Florida HOA & condo website laws

Florida HOAs with 100+ parcels must maintain a password-protected owner portal under Fla. Stat. § 720.303(4)(b) (effective Jan 1, 2025). Condominiums with 25+ units follow § 718.111(12)(g) (effective Jan 1, 2026). Explore city guides below — or read our Chapter 720 and Chapter 718 portal guides on the KindHOA blog.

No. 01— State law snapshot

Governing framework

Florida HOAs operate under Chapter 720; condominiums under Chapter 718. HOAs with 100+ parcels (§ 720.303(4)(b), effective Jan 1, 2025) and condos with 25+ units (§ 718.111(12)(g), effective Jan 1, 2026) must maintain a website or mobile app with a password-protected owner portal.

KindHOA helps volunteer boards document decisions, automate assessments, and stay audit-ready — without enterprise software built for property managers.

No. 02— Florida HOA & condo compliance checklist

FL checklist

Florida HOAs (Chapter 720) and condominiums (Chapter 718) now have statutory website and owner-portal requirements at different parcel/unit thresholds. Use this checklist for portal compliance first, then hurricane readiness, reserves, and collections.

Website & owner portal — HOAs (100+ parcels, Ch. 720)

Confirm your association has 100 or more parcels — § 720.303(4)(b) applies only at that threshold
Post articles, bylaws, declaration, rules, budgets, financial reports, insurance, contracts, and bids on your website or mobile app
Maintain a password-protected portal inaccessible to the public; issue credentials on a parcel owner's written request
Post director certifications (§ 720.3033), conflict-of-interest documents, and redact records owners may not access
Post member meeting notices 14 days ahead and agenda documents 7 days ahead; post board meeting notices per § 720.303(3)
Post CAM manager name, contact, hours, and duties on the website; update within 14 business days of changes

Website & owner portal — Condos (25+ units, Ch. 718)

Confirm your condominium has 25 or more units (no timeshare units) — § 718.111(12)(g) applies at that threshold
Post governing documents, budgets, financial reports, contracts, bids, meeting notices, and minutes in digital format
Post each required record within 30 days after receipt or creation unless a shorter period applies
Maintain a protected members-only portal; provide login credentials on a unit owner's written request
Store structural integrity reserve studies (SIRS) and reserve study documents where applicable — document storage only

Governance & reserves

Adopt annual budget and distribute required owner notices (§ 720.303(2)(c) — 14-day budget meeting notice)
File Sunbiz annual report by May 1 (§ 720.303(13))
Complete director certification within 90 days of election (§ 720.3033)
Review structural integrity reserve study requirements where applicable

Collections

Apply late fees within the $25 or 5% statutory framework (§ 720.3085)
Send pre-lien letters with required cure language
Track hurricane-related assessment suspensions or emergency policies

Insurance & storms

Maintain wind and flood insurance summaries for owners
Publish post-storm architectural repair guidelines
Log vendor contracts for debris and emergency repairs

FL checklist — confirm current statutes and CC&Rs with association counsel before assessments, fines, or liens.

No. 03— Website & owner portal laws

Ch. 720 & 718

Florida HOA and condo portal requirements

HOAs (100+ parcels): Fla. Stat. § 720.303(4)(b) requires a password-protected owner portal with specified official records, meeting notices (14/7-day deadlines), and CAM disclosure when under contract — effective January 1, 2025 (HB 1203).

Condos (25+ units): § 718.111(12)(g) requires a protected members-only portal with digital records posted within 30 days — effective January 1, 2026 (HB 1021). DBPR oversees condo website compliance.

KindHOA helps boards upload documents, invite owners, and publish notices on the free Good Neighbor plan — confirm thresholds and document lists with association counsel.

Chapter 720 HOA portal guide →Chapter 718 condo portal guide →

No. 04— Common questions

FL boards

What law governs HOAs in Florida?

Most Florida homeowners associations operate under Florida Statutes Chapters 720 (HOAs) & 718 (condominiums) together with the community's recorded declaration (CC&Rs), bylaws, and published rules. The statute sets the baseline for assessments, notices, meetings, records access, and enforcement; your governing documents may add stricter rules but cannot override mandatory owner protections. This is educational guidance only — confirm specifics with Florida association counsel.

What are HOA rules and regulations in Florida?

Florida HOA rules and regulations come from three layers: (1) Florida Statutes Chapters 720 (HOAs) & 718 (condominiums) as the state baseline, (2) city and county ordinances (zoning, noise, short-term rentals, building permits), and (3) your association's recorded CC&Rs, bylaws, resolutions, and architectural guidelines. Boards enforce layer 3 on private lots; municipalities enforce layer 2 on public code. Publishing a searchable rules directory helps owners tell the three apart.

Are Florida HOA laws the same in every city?

The state statute applies statewide, but local rules differ. Zoning, noise ordinances, short-term-rental licensing, fence and setback standards, and the county recorder's office vary between Boca Raton, Cape Coral, and other FL cities. Use the city guide for your community to see where municipal code ends and your recorded covenants begin.

Where can I read Florida HOA compliance guides on KindHOA?

Browse the free Florida checklist and city directory at kindhoa.com/compliance/florida. For organizing owner-facing policies, see the HOA rules directory guide at kindhoa.com/blog/hoa-rules-directory-guide. KindHOA is educational software for self-managed boards, not a law firm — confirm liens, amendments, and enforcement with counsel.

No. 05— Cities A–Z

30 active guides

Don't see your city yet?

We're expanding this directory regularly. In the meantime, KindHOA works for any self-managed HOA in Florida.

Start your HOA for free

Related resources

Keep exploring