Does our Miami HOA or condominium need a website and owner portal?

Florida HOAs with 100 or more parcels must maintain a password-protected owner portal under Fla. Stat. § 720.303(4)(b) (effective Jan 1, 2025). Condominiums with 25 or more units follow § 718.111(12)(g) (effective Jan 1, 2026), including a 30-day posting rule for required records. See kindhoa.com/compliance/florida and the KindHOA blog guides for Chapter 720 and Chapter 718. Educational, not legal advice.

Miami-Dade County · Florida operating guide

Miami HOA & condo website laws

Miami-Dade guide for volunteer boards: Chapter 720 HOA portal rules (100+ parcels), Chapter 718 condo website rules (25+ units), city STR licensing vs. CC&Rs, and the Florida compliance hub (kindhoa.com/compliance/florida).

The quick answer

City code: Miami enforces zoning, noise, permits, and nuisance rules across Miami-Dade County.
Your HOA: Recorded CC&Rs and bylaws add private covenants the board enforces on your lot, under Florida Statutes Chapters 720 (HOAs) & 718 (condominiums).
Late fees: Florida guidance: Max $25 or 5%. Confirm against your declaration and current statute.

Start your HOA for free City vs. HOA matrix

Florida owner portal law applies here

HOAs with 100+ parcels follow § 720.303 (Jan 1, 2025). Condos with 25+ units follow § 718.111 (Jan 1, 2026). Password-protected portals, statutory documents, and meeting notice deadlines.

No. 01— Municipal Code vs. HOA Authority in Miami

Where city code ends, covenants begin

Miami is overwhelmingly a condominium and HOA market, from Brickell and downtown towers to suburban Miami-Dade master-planned communities. Florida's Chapter 720 (HOAs, 100+ parcels) and Chapter 718 (condominiums, 25+ units) website/owner-portal mandates apply to many associations here, and the city and county add their own vacation-rental and zoning rules on top of recorded covenants.

Local context

Miami's subtropical, hurricane-exposed climate drives covenants on impact windows, shutters, flood mitigation, and exterior durability against heat and salt air — frequently stricter than minimum code. Liens and amendments record with the Miami-Dade County Clerk of Court & Comptroller.

Official municipal code

Miami city ordinances

Read the published city code directly from the official online library before comparing it to your HOA covenants.

Summaries below are for board orientation. Verify requirements in the official Miami municipal code (opens in a new tab).

Short-term rentals

Miami municipal code

Miami-Dade County and City of Miami regulate vacation rentals and short-term uses through licensing and zoning categories (verify current MDCRM / city STR programs). Fire and safety inspections may apply. HOA covenants remain enforceable when consistent with valid local licensure.

HOA governing documents

HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.

Fences & structural additions

Zoning & building code

Florida Building Code and local land development codes set structural and wind-load requirements—especially important in coastal counties serving Miami. HOAs may regulate appearance through covenants if rules are reasonable and uniformly applied.

Permit thresholds

Florida requires building permits for regulated construction under the Florida Building Code enforced locally in Miami or Miami-Dade County. Milestone inspections may apply in coastal condominiums. HOA ACC approval is in addition to city/county permits.

HOA architectural control

HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.

Solar & xeriscaping rights

State / local protections

Florida Statute §163.04 prohibits deed restrictions that prohibit solar collectors, although reasonable restrictions on location and appearance may apply. Water conservation landscaping is encouraged during South Florida dry seasons.

What HOAs may still regulate

HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.

No. 02— Board quick actions

Miami-Dade County · FL

County recording office

Miami-Dade Clerk of the Circuit Court & Comptroller

73 W Flagler St, Miami, FL 33130 (opens in Google Maps)

No. 03— Actionable Checklists for Miami Boards

Localized board workflows

Owner portal & website compliance

Florida HOAs (100+ parcels) and condos (25+ units) must maintain password-protected owner portals with statutory documents and meeting notices posted on time.

Board checklist

Confirm your parcel or unit count against § 720.303(4)(b) or § 718.111(12)(g) thresholds
Upload governing documents, budgets, insurance, and contracts to your document library
Configure a public Notices area and schedule meeting announcements (14/7-day HOA deadlines)
Issue owner portal credentials on written request and redact protected records before posting

Hurricane season readiness

Florida associations need pre-season communication plans, vendor contacts, and post-storm architectural guidance.

Board checklist

Distribute pre-season shutter and generator policies to owners
Verify vendor insurance and emergency contact lists
Publish post-storm repair and debris removal timelines

Structural reserve planning

Milestone inspections and reserve studies affect long-term assessments. Document findings and funding plans clearly.

Board checklist

Schedule structural inspections per statutory milestones
Align reserve contributions with engineer recommendations
Communicate special assessment scenarios before votes

Floodplain disclosure & drainage

Communities near waterways need clear drainage maintenance duties and FEMA disclosure workflows for resales.

Board checklist

Maintain drainage easement inspection logs
Store elevation certificates in the document library
Provide resale disclosure packets to title companies

No. 04— Day-to-day HOA Operations in Miami

Day-to-day operations

Neighborhood rules & collection

Municipal trash schedules, curb placement, and code enforcement pathways.

Waste collection and hurricane debris rules are set by city/county contracts in Miami. Code enforcement handles many property maintenance violations on private property when ordinances apply. HOAs still enforce covenants but should coordinate with county emergency management during storm recovery.

Escalation & dispute resolution

Mediation, courts, and state resources when board actions are challenged.

Florida disputes may go to county court, arbitration if required by covenants, or DBPR Division of Condominiums, Timeshares, and Mobile Homes for certain condominium disputes. Small claims limits follow Florida Statute §34.01—verify with the Miami-Dade County clerk.

No. 05— Frequently Asked Questions for Miami HOAs

Miami board Q&A

Reviewed by the KindHOA Editorial TeamLast reviewed June 26, 2026

Sources

KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.

No. 06— HOA Late Fee Estimator for Miami, FL

Late fee estimator

What's the maximum late fee in Miami, FL?

Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.

Current monthly HOA dues

Days past due

Estimated legal ceiling

$25.00

Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.

Board walkthrough

Ready to simplify compliance in Miami, FL?

Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.

No. 07— More Florida city guides

FL compliance

Cape Coral, FLLee County Fort Lauderdale, FLBroward County Jacksonville, FLDuval County Orlando, FLOrange County St. Petersburg, FLPinellas County Tampa, FLHillsborough County West Palm Beach, FLPalm Beach County

Related resources

Keep exploring

Built for self-managed boards

No per-door fees. No enterprise bloat. Just the tools your neighbors need to run Miami with confidence.

Create your free HOA workspace Violation letter template Late fee calculator

Set up Miami HOA free

Miami-Dade County · Florida operating guide

Miami HOA & condo website laws

The quick answer

City code: Miami enforces zoning, noise, permits, and nuisance rules across Miami-Dade County.
Your HOA: Recorded CC&Rs and bylaws add private covenants the board enforces on your lot, under Florida Statutes Chapters 720 (HOAs) & 718 (condominiums).
Late fees: Florida guidance: Max $25 or 5%. Confirm against your declaration and current statute.

Start your HOA for free City vs. HOA matrix

Florida owner portal law applies here

HOAs with 100+ parcels follow § 720.303 (Jan 1, 2025). Condos with 25+ units follow § 718.111 (Jan 1, 2026). Password-protected portals, statutory documents, and meeting notice deadlines.

No. 01— Municipal Code vs. HOA Authority in Miami

Where city code ends, covenants begin

Local context

Official municipal code

Miami city ordinances

Read the published city code directly from the official online library before comparing it to your HOA covenants.

Summaries below are for board orientation. Verify requirements in the official Miami municipal code (opens in a new tab).

Short-term rentals

Miami municipal code

HOA governing documents

Fences & structural additions

Zoning & building code

Permit thresholds

HOA architectural control

HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.

Solar & xeriscaping rights

State / local protections

What HOAs may still regulate

HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.

No. 02— Board quick actions

Miami-Dade County · FL

County recording office

Miami-Dade Clerk of the Circuit Court & Comptroller

73 W Flagler St, Miami, FL 33130 (opens in Google Maps)

No. 03— Actionable Checklists for Miami Boards

Localized board workflows

Owner portal & website compliance

Florida HOAs (100+ parcels) and condos (25+ units) must maintain password-protected owner portals with statutory documents and meeting notices posted on time.

Board checklist

Confirm your parcel or unit count against § 720.303(4)(b) or § 718.111(12)(g) thresholds
Upload governing documents, budgets, insurance, and contracts to your document library
Configure a public Notices area and schedule meeting announcements (14/7-day HOA deadlines)
Issue owner portal credentials on written request and redact protected records before posting

Hurricane season readiness

Florida associations need pre-season communication plans, vendor contacts, and post-storm architectural guidance.

Board checklist

Distribute pre-season shutter and generator policies to owners
Verify vendor insurance and emergency contact lists
Publish post-storm repair and debris removal timelines

Structural reserve planning

Milestone inspections and reserve studies affect long-term assessments. Document findings and funding plans clearly.

Board checklist

Schedule structural inspections per statutory milestones
Align reserve contributions with engineer recommendations
Communicate special assessment scenarios before votes

Floodplain disclosure & drainage

Communities near waterways need clear drainage maintenance duties and FEMA disclosure workflows for resales.

Board checklist

Maintain drainage easement inspection logs
Store elevation certificates in the document library
Provide resale disclosure packets to title companies

No. 04— Day-to-day HOA Operations in Miami

Day-to-day operations

Neighborhood rules & collection

Municipal trash schedules, curb placement, and code enforcement pathways.

Escalation & dispute resolution

Mediation, courts, and state resources when board actions are challenged.

No. 05— Frequently Asked Questions for Miami HOAs

Miami board Q&A

Reviewed by the KindHOA Editorial TeamLast reviewed June 26, 2026

Sources

No. 06— HOA Late Fee Estimator for Miami, FL

Late fee estimator

What's the maximum late fee in Miami, FL?

Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.

Current monthly HOA dues

Days past due

Estimated legal ceiling

$25.00

Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.

Board walkthrough

Ready to simplify compliance in Miami, FL?

Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.

No. 07— More Florida city guides

FL compliance

Related resources

Keep exploring

Built for self-managed boards

No per-door fees. No enterprise bloat. Just the tools your neighbors need to run Miami with confidence.

Create your free HOA workspace Violation letter template Late fee calculator

Set up Miami HOA free