Current through August 27, 2026. This page tracks enacted legislation affecting Chapters 718 and 720. It is updated after each legislative session and when significant appellate decisions are issued.

2026 Session: no major HOA or condominium bill passed

The 2026 Regular Session ended on March 13, 2026 without enacting an omnibus community-associations bill; the only changes to Chapter 718 and Chapter 720 are the three limited ones listed below. The House omnibus bill, HB 657, passed the House 108 to 2 on March 5 but died in the Senate Rules Committee, and the comparable Senate bill, SB 1498, died in the Senate Appropriations Committee on Agriculture, Environment, and General Government. Bills that would have required professional management for larger associations (HB 465/SB 822), created detailed turnover and annual reporting requirements (HB 255/SB 638), authorized audioconference meetings (SB 1744/HB 1541), and created an Office of the HOA Ombudsman funded by per-parcel fees (SB 906 and its fee bill, SB 908) all died the same day. The rules on this site therefore reflect the 2024 and 2025 laws, including the provisions that phased in during 2025 and 2026.

Three 2026 laws touch the chapters in limited ways:

  • HB 803 (ch. 2026-63), effective July 1, 2026. Adds section 720.3035(1)(c): an HOA or its architectural committee "may not require a building permit to be issued by a governmental authority to a parcel owner as a prerequisite for review by the association or committee concerning the construction of structures or improvements on the parcel." Owners can now seek architectural approval before pulling a permit, which avoids paying for permits on projects the association may reject.
  • HB 797 (ch. 2026-168), effective July 1, 2026. Rewrites Chapter 617, the Florida Not For Profit Corporation Act (renamed the Florida Nonprofit Corporation Act), which governs almost every association as a corporation. It adds a "qualified director" concept for conflict-of-interest votes, codifies director and officer standards of care, revises director liability protections and derivative-action rules, and sets default proxy and remote-participation rules. Sections 718.111 and 720.3033 were re-enacted only to update cross-references; any effect on your association comes through Chapter 617 itself.
  • SB 104 (ch. 2026-14), effective May 12, 2026. The annual reviser's bill; it made technical cross-reference edits to sections 718.111, 718.112, and 720.303 with no substantive change.

Earlier laws that took effect in 2025 and 2026

  • January 1, 2026: The condominium website requirement dropped from associations of 150 or more units to associations of 25 or more units (HB 1021, 2024). Each required record must be posted within 30 days of receipt or creation, and the site must include approved board minutes for the preceding 12 months and recordings of video-conference meetings (HB 913, 2025). Section 718.111(12)(g).
  • December 31, 2025: Deadline for condominium associations operating buildings three or more habitable stories tall to complete their structural integrity reserve study, unless completed together with a milestone inspection scheduled by December 31, 2026 (HB 913).
  • October 1, 2025: Every condominium association must maintain an online account with the Division reporting contact, building, and assessment information (HB 913). Section 718.501(2).
  • June 30, 2025: Deadline for condominium directors elected before July 1, 2024 to complete the four-hour education course (HB 1021).
  • January 1, 2025: HOAs with 100 or more parcels must post governing documents, budgets, financial reports, contracts, insurance policies, director certifications, and meeting notices on an owners-only website or app (HB 1203, 2024). Section 720.303(4)(b).

2025 Session: HB 913 (condominiums)

CS/CS/HB 913 (ch. 2025-175) took effect July 1, 2025. The changes that matter most to unit owners:

  • Structural inspections and reserves. The milestone inspection and SIRS requirements now apply to buildings three or more "habitable" stories tall. The SIRS deadline moved to December 31, 2025. The reserve threshold rose from $10,000 to $25,000 per item. Associations may fund SIRS items and repairs by special assessment, loan, or line of credit with majority owner approval, and may pool SIRS reserve components. For budgets adopted through December 31, 2028, an association that has completed a milestone inspection may pause or reduce reserve contributions for up to two consecutive budgets, with majority approval, to fund the recommended repairs.
  • 115 percent rule. If a proposed budget requires assessments exceeding 115 percent of the prior year's, the board must simultaneously propose a substitute budget without discretionary items.
  • Video-conference meetings. Board and membership meetings may be held by video conference if the notice includes a link, a call-in number, and a physical location, and the meeting is recorded and kept as an official record.
  • Records and websites. Bank statements, ledgers, video recordings, and required affidavits are official records. Each record must be posted to the website within 30 days. The standard for the criminal records-denial offense changed from "knowingly, willfully, and repeatedly" to "willfully and knowingly or intentionally." Section 718.111(12)(c)2.
  • Electronic voting. If owners holding at least 25 percent of the voting interests petition for it, the board must adopt online voting for the next scheduled election. Section 718.128.
  • Financial reports. Must be completed within 90 days after fiscal year-end and delivered no later than 180 days after year-end.
  • Managers. Management contracts must include a 12-point-type commitment to the professional standards in Chapter 468; a manager whose license is revoked may not own or work for a management firm for 10 years; boards must verify licensure before contracting.
  • Resales. The buyer's rescission period on a non-developer resale increased from 3 to 7 days (excluding weekends and legal holidays) after receiving the required documents. Section 718.503(2).
  • Hurricane protection. Where the declaration is silent, the board determines who bears the cost of removing and reinstalling an owner's hurricane protection when needed for association work, and the association may not charge the owner if it performs the work.

HB 393 (ch. 2025-173) revised the My Safe Florida Condominium Pilot Program for buildings of three or more stories, conditioning participation on milestone and SIRS compliance. No substantive HOA bill passed in 2025; HB 983, the HOA omnibus, died in committee.

2024 Session: HB 1021 (condominiums) and HB 1203 (HOAs)

Both laws took effect July 1, 2024 and remain the foundation of the current rules on records, fines, and director conduct.

HB 1021 (ch. 2024-244), condominiums

  • Records: the association must now provide a checklist of records made and not made available when it responds to a request, must keep records in an organized manner, and must treat invoices, receipts, deposit slips, and building permits as official records. The existing 10-working-day deadline, presumption of willfulness, and $50-per-day minimum damages were retained.
  • Criminal penalties for records violations, destruction of accounting records, kickbacks, and election fraud; automatic removal from office. Managers must return records within 20 business days of termination (or a written request) or face a $1,000-per-day penalty for up to 10 business days. Section 468.4334(4).
  • Boards of associations with more than 10 units must meet quarterly and must give owners an opportunity to ask questions at least four times a year; contracts up for approval must be provided with the meeting notice.
  • Four-hour director education course, valid for seven years, plus one hour of annual continuing education.
  • Fining procedure clarified: 14 days' notice, three-member independent committee, fine due five days after notice of approval, no lien for fines. Voting-rights suspension for delinquency requires 30 days' proof and a 90-day pre-election notice.
  • Anti-retaliation: the association may not fine, discriminatorily assess, reduce services to, or sue an owner for complaining to agencies, organizing owners, reporting violations, exercising statutory rights, or criticizing the association. Section 718.1224.
  • Hurricane protection: the declaration must state who is responsible for windows, exterior doors, and hurricane protection; the board may not require reinstallation of functioning protection; owners who already installed conforming protection are excused from the assessment or credited.
  • Website requirement extended to associations of 25 or more units, effective January 1, 2026.

HB 1203 (ch. 2024-221), HOAs

  • Records must be produced within 10 business days, with the same presumption and $50-per-day minimum damages; records retained seven years; website posting for associations of 100 or more parcels by January 1, 2025.
  • Fines: 14 days' written notice describing the violation and the cure; hearing within 90 days, which may be electronic; no fine if the violation is cured before the hearing; written findings within seven days; payment due at least 30 days after the findings; no attorney fees for board actions before the due date. No fines for garbage cans within 24 hours of collection or holiday decorations within a week after notice.
  • Written request for a detailed accounting must be answered within 15 business days, or unnoticed fines more than 30 days past due are waived. Section 720.303(14).
  • Interest on unpaid assessments limited to simple interest.
  • Prohibited restrictions: HOAs may not bar personal vehicles, including pickup trucks, or non-commercial work vehicles from driveways; may not require preferred vendors or contractor licenses the law does not require; the 2023 rule protecting items not visible from the lot's frontage or adjacent lots (section 720.3045) was expanded to cover items not visible from adjacent common areas or a community golf course, with vegetable gardens and clotheslines added as examples; and the first-responder parking protection in section 720.318 was extended to all first responders.
  • Architectural review: standards applied reasonably and equitably; written denials citing the specific covenant and nonconforming aspect; no review of interior items or substantially similar HVAC systems not visible from the exterior.
  • Director education within 90 days of election, valid four years, with four or eight hours of annual continuing education depending on community size. Managers must attend at least one meeting in person each year.
  • Criminal penalties for records denial, record destruction, kickbacks, and election fraud, drafted in parallel with the condominium law. (The HOA records-denial standard remains "knowingly, willfully, and repeatedly"; the condominium standard was revised in 2025, as noted above.)

Two smaller 2024 laws: HB 59 (ch. 2024-202), effective July 1, 2024, requires every HOA to provide members a copy of the rules and covenants and updated copies after amendment (section 720.303(15)), and HB 293 (ch. 2024-205), effective May 28, 2024, requires HOA boards to adopt hurricane-protection specifications and bars them from denying conforming applications (section 720.3035(6)).

Recent court decisions

  • McLlenan v. Cypress Chase North Condominium No. 4 Ass'n, 387 So. 3d 321 (Fla. 4th DCA 2024): a condominium association's duty to repair common elements is non-delegable and does not depend on the cause of the damage. See Repairs & Maintenance.
  • Pecchia v. Wayside Estates Home Owners Ass'n, No. 5D2023-0963 (Fla. 5th DCA June 7, 2024): the HOA records deadline is mandatory, partial or late compliance is not compliance, and missing the deadline triggers the presumption of willfulness and statutory damages. See Official Records Requests.
  • Gillis v. Jackson Shores Townhomes Ass'n, 351 So. 3d 668 (Fla. 2d DCA 2022): an HOA fine imposed without the 14-day notice and committee hearing does not meet the statutory requirements and cannot be enforced; the court directed judgment for the owner, and the amenity suspension and board removal built on the fine fell with it. See Fines & Violations.
  • Rajabi v. Villas at Lakeside Condominium Ass'n, 306 So. 3d 400 (Fla. 5th DCA 2020): a foreclosure judgment was reversed where the association skipped the statutory pre-lien notice and failed to apply the owner's payments. See HOA & Condo Foreclosure.

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