Opening the resident portal
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.
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.
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.
FL checklist — confirm current statutes and CC&Rs with association counsel before assessments, fines, or liens.
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.
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.
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.
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.
Don't see your city yet?
We're expanding this directory regularly. In the meantime, KindHOA works for any self-managed HOA in Florida.
Free Title 33 checklist and metro city guides.
Free CCIOA checklist plus Denver, Westminster, Springs guides.
City quiet hours vs. covenant enforcement for metro boards.
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.
Free checklist plus Greer, Greenwood, Myrtle Beach guides.
