Florida Condo & HOA Statute Quick Reference

A board member’s plain-English cheat sheet for the three Florida statutes that govern community associations — Chapters 718, 719, and 720. The most-cited sections, summarized in one line each.

Chapter 718 — Condominium Act

• §718.111The Association — corporate structure, powers, official records, fiduciary duties, and member access rights.
• §718.112Bylaws — required content, meeting notice (48-hour board / 14-day members), quorum, voting, and elections.
• §718.116Assessments & liens — collection process, lien rights, foreclosure, and the 10-business-day estoppel turnaround at §718.116(8).
• §718.301Transition from developer control — when, how, and what the developer must turn over.
• §718.303Fines & suspensions — due process required: 14-day notice, hearing right, $100/violation cap (or $1,000 continuing).

Chapter 720 — Homeowners’ Association Act

• §720.303Association powers, officers, records access, board meetings — the operational core for HOAs.
• §720.305Enforcement & fines — covenant enforcement, fine procedures, hearing rights, and the 14-day notice requirement.
• §720.306Members meetings & voting — 14-day mailed notice, 30% quorum default, proxy rules, written ballots.
• §720.3085Assessments, liens & foreclosure — HOA collection process and lien priority.
• §720.311Pre-suit mediation — mandatory for most owner-vs-association disputes before either side files suit.

Chapter 719 — Cooperative Act

• §719.103Definitions — shares, units, members. Co-ops are share + occupancy right, not unit ownership.
• §719.106Bylaws & cooperative ownership — voting interests, share structure, and meeting procedure.
• §719.108Rents & assessments — the cooperative-specific blend of monthly carrying charge and special assessments.
• §719.301Transition from developer control — cooperative analog to §718.301.

Florida Board Meeting Checklist

Notice, quorum, records, and disclosures — what your board needs to get right every time. All citations are to the Florida Statutes; confirm against your governing documents.

Notice Requirements by Meeting Type

• Board meetingAt least 48 hours posted notice on conspicuous property (§718.112(2)(c) condos · §720.303(2) HOAs). Agenda must accompany the notice.
• Members meeting14 days mailed or hand-delivered + posted on property (§718.112(2)(d) condos · §720.306(5) HOAs).
• Budget meeting14 days with proposed budget attached or made available (§718.112(2)(e) condos · §720.303(6) HOAs).
• AssessmentsMeetings to levy special assessments require 14-day mailed notice stating the amount and purpose.
• Rules / finesRule changes or fine impositions require 14-day notice with the proposed text attached.

Quorum & Voting

Records, Minutes & Disclosures

• MinutesMust record motions, votes, and quorum. Retained as official records for at least 7 years (§718.111(12)(g) condos · §720.303(4) HOAs).
• EstoppelCondo associations must return an estoppel certificate within 10 business days of a written request (§718.116(8)). HOAs: similar timeline under §720.30851.
• Member accessOwners can inspect official records within 10 business days of a written request. Refusal exposes the board to statutory damages.
• Annual financialYear-end financial report due to members within 120 days of fiscal year end (§718.111(13) condos · §720.303(7) HOAs).