State governing act
Florida Statutes Chapter 720
Orange County · Florida operating guide
Orlando, FL HOA Municipal Operating Guide & Compliance Standards
A board-ready cheat sheet for Orlando: where city code ends, where your HOA covenants begin, and how to stay aligned with Florida Statutes Chapter 720.
No. 01— Jurisdiction snapshot
County jurisdiction
Orange County
County recording office
Orange Clerk of the Circuit Court & Comptroller
No. 02— Interactive snapshot
County recording office
Orange Clerk of the Circuit Court & Comptroller
No. 03— City code vs. HOA rights
Short-term rentals
Orlando municipal code
Florida Statutes Chapter 720 governs HOA operations, while Orlando and Orange County may license vacation rentals and enforce fire/life-safety rules. After Hurricane-related reforms, many counties require registration or inspection. Align enforcement with valid city/county licenses and recorded use restrictions.
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 Orlando. 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 Orlando or Orange 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 equipment, though reasonable location rules may apply. Xeriscaping and Florida-Friendly Landscaping™ standards are encouraged; HOAs should not ban drought-tolerant plants that meet municipal water rules.
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. 04— Boots on the ground
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 Orlando. 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 Orange County clerk.
No. 05— Localized FAQ
No. 06— Regional workflows
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. 07— Collections toolkit
Late fee estimator
What's the maximum late fee in Orlando, 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.
$
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 Orlando, FL?
Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.
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