Florida condo law is the body of rules, mostly in Chapter 718 of the Florida Statutes (the Condominium Act), that governs how a condominium association is run, what its board owes owners, and which records, notices and studies it must produce on a deadline. It sits on top of your declaration, bylaws and rules, and where the two conflict, the statute usually wins.
This guide is for condo board members, community association managers (CAMs) and management company leaders who need a working map of the law rather than a statute dump. It covers where the rules live, what changed in 2024, 2025 and 2026, the duties of directors, official records and the association website, meetings and elections, budgets, reserves and building safety, who enforces the law, and a step-by-step way to turn all of it into a compliance calendar.
Florida condo law lives mainly in Chapter 718 of the Florida Statutes, supported by building-safety rules in section 553.899 and by Florida's nonprofit corporation law in Chapter 617. Chapter 718 is long, but a handful of sections do most of the work for an operating association after the developer has handed over control.
The sections a board meets most often are these:
Your own governing documents still matter. Section 718.112 says the bylaws "shall provide for" certain items "and, if they do not do so, shall be deemed to include" them, which is the statute's way of filling gaps. Read the statute and your documents together, and when they seem to disagree, that is a question for your association's attorney.
Florida condo law has changed every year since 2022, and the biggest operational changes for boards came from HB 1021 in 2024 and HB 913 in 2025. The 2026 session was quieter for condominiums. Here is the dated record, checked against the bills on the Florida Senate's site.
If you searched for "florida condo law 2025" or "florida condo law updates", this list is the short answer. Because the law moves every spring, our Florida law changes email sends one plain-English note per change, with who it affects and what to do.
Florida condo association laws make directors fiduciaries of the unit owners, which means they must act in good faith and in the owners' interest, with the care of an ordinarily prudent person in a similar position. That standard comes from section 718.111(1)(a) and (d), which incorporates section 617.0830.
In practice, the board's duties break down into five areas:
Our guide for board members shows how these duties look from the board's side of the table: what is waiting for approval, what is missing and what is due next.
Florida condo law requires the association to keep 21 categories of official records, listed in Fla. Stat. 718.111(12)(a), and to make them available to owners within 10 working days of a written request. The list runs from the declaration, bylaws and rules to minutes, insurance policies, contracts, accounting records, ballots, inspection reports, building permits and director education certificates.
Retention depends on the record:
Owners do not have to give a reason for inspecting records. If the association fails to provide them within 10 working days after receiving a written request, section 718.111(12)(c) creates a rebuttable presumption that it willfully failed to comply. An owner denied access is entitled to actual damages or minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day. When the association responds, it must also give the requester a checklist of the records made available and any that were not, and keep that checklist for 7 years.
Some records are off-limits to owners, including attorney-client privileged material, personnel records, owners' medical records, and personal identifiers such as Social Security, driver license and credit card numbers.
Since January 1, 2026, every association managing a condominium with 25 or more units, other than a timeshare condominium, must post specified records on a website or app, with a protected section open only to owners and association employees, under Fla. Stat. 718.111(12)(g). Documents must go up within 30 days after the association receives or creates the record, unless a shorter period applies, and approved board minutes and video-conference recordings stay posted for the preceding 12 months.
We cover the full posting list, what must stay off the site, and how fast each item goes up in our Florida condo website requirements guide. The playbook for answering a records request inside 10 working days is in a guide we are finishing now, listed under "Coming" in our guides library.
Florida condo rules and regulations require 48 continuous hours of posted notice for most board meetings and 14 days of notice for annual meetings, budget meetings and meetings on nonemergency special assessments. Most notice mistakes come from mixing up those two clocks.
The meeting rules in section 718.112(2) include these:
Elections follow their own timeline. At least 60 days before a scheduled election, the association sends a first notice of the election date. Candidates must give written notice of intent at least 40 days before. The second notice and the ballot go out not less than 14 or more than 34 days before the election. At least 20 percent of eligible voters must cast a ballot for the election to be valid, and a director may not serve more than 8 consecutive years unless two-thirds of the votes cast approve it, or there are not enough eligible candidates.
If you only need the short version, the table below summarizes the deadlines a board meets most often.
| Obligation | What the law requires | Clock | Where it is |
|---|---|---|---|
| Board meeting notice | Posted on the property with all agenda items | At least 48 continuous hours before | Fla. Stat. 718.112(2)(c)1. |
| Special assessment or unit-use rule meeting | Mailed or delivered and posted, with an affidavit | At least 14 days before | Fla. Stat. 718.112(2)(c)1. |
| Annual meeting | Notice with agenda, mailed or delivered and posted | At least 14 days before | Fla. Stat. 718.112(2)(d)4. |
| Records request | Records made available, with a checklist | Within 10 working days of a written request | Fla. Stat. 718.111(12)(b), (c) |
| Website posting (25+ units) | Required documents posted digitally | Within 30 days of receipt or creation | Fla. Stat. 718.111(12)(g) |
| Director certification | Written certification and education certificate | Within 1 year before or 90 days after election | Fla. Stat. 718.112(2)(d)5.b. |
Florida condo law requires a detailed annual budget with reserve accounts, and for buildings three habitable stories or higher it adds a structural integrity reserve study every 10 years and periodic milestone inspections. These are the rules that changed most after 2021.
Reserve and inspection decisions involve engineers and accountants as well as lawyers. What the board owns is the paper trail: who received what, when it was distributed and when it was posted.
Florida condo law is enforced by the DBPR's Division of Florida Condominiums, Timeshares, and Mobile Homes, by owners through arbitration and the courts, and in serious cases by prosecutors. After turnover, section 718.501 limits the division's jurisdiction to certain areas, including financial records and reporting, elections and recalls, and other listed matters.
The consequences scale with intent:
On the owner side, section 718.303 lets the association fine owners for violations after notice and a hearing before a committee, up to $100 per violation or $1,000 in the aggregate, and a fine may not become a lien against a unit.
You build a Florida condo law compliance calendar by listing every obligation that applies to your association, tying each one to a trigger and a deadline, and assigning an owner who must produce evidence that it happened. Six steps get most associations there.
CondoOS by Sphere runs the statutory records website and owner portal for Florida condominiums and HOAs and tracks the posting, notice and records-request clocks described above. Its Comply suite turns each obligation into a slot with a citation, a deadline and an owner, checks meeting notices against the 48-hour and 14-day rules before posting, and counts the 10-working-day records clock on the Florida state holiday calendar, with reminders on days 5, 8 and 9.
Nothing is published to owners until an authorized approver signs off, and every upload, approval and notice is written to a hash-linked, tamper-evident audit trail that can be exported as an evidence pack, as described on our security page. The readiness score weights each obligation by severity and lateness, so the board can see what is costing points and why. CAMs get one deadline queue across their associations, explained on our community managers page.
There are limits worth stating. CondoOS gives no legal advice, its Florida rule packs are drafts until counsel approves them, and it does not mail notices or post them at the property; those remain the association's job. It also does not replace accounting software.
Florida condo law is mainly Chapter 718 of the Florida Statutes, the Condominium Act, which governs how condominium associations operate, what boards owe owners and which records, notices and studies are required. Related rules for building safety sit in section 553.899, and nonprofit corporation rules in Chapter 617 also apply to most associations.
Yes, if the association manages a condominium with 25 or more units that contains no timeshare units. Since January 1, 2026, Fla. Stat. 718.111(12)(g) requires those associations to post specified records on a website or app with a protected owners-only section. Before that date, the threshold was 150 units.
A Florida condo association must make official records available within 10 working days after receiving a written request. If it does not, the law presumes the failure was willful, and the owner may claim actual damages or minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day.
The main 2025 change was HB 913, which became chapter 2025-175 and took effect July 1, 2025 except where it set other dates. It added rules for video-conference meetings, allowed lines of credit or loans to fund SIRS reserves with owner approval, and created a temporary option to pause reserve contributions after a milestone inspection.
Yes. A director of a residential condominium association must submit a written certification and a certificate for a division-approved course of at least 4 hours, within 1 year before or 90 days after election or appointment. The certificate lasts 7 years of uninterrupted service, plus 1 hour of continuing education each year.
Generally, no. Board meetings at which a quorum is present are open to unit owners, and notice listing all agenda items must be posted at least 48 continuous hours ahead, except in an emergency. Items not on the notice may be taken up only as emergencies, by a majority-plus-one vote, and must be ratified at the next regular meeting.
This article is general information about Florida law, not legal advice. For a decision about your association, talk to a Florida-licensed attorney.
Florida Statute 718.111 explained: board duties, the 21 official records, retention periods, owner inspection rights, damages and what owners cannot see.
Zeeshan Siddiqui, Enterprise Architect: AI Platforms
Read the articleHOA website templates for Florida condos and HOAs: a free page-by-page sitemap mapped to sections 718.111(12)(g) and 720.303(4), plus what to keep off the site.
Leon Ginsburg, Founder & CEO
Read the articleHOA website examples for Florida: 9 page patterns that match what Chapters 718 and 720 require, 5 common mistakes, and a 6-step way to audit your own site.
Dmytro Shein, Solution Architect
Read the articleFree, about a minute, no account.