Florida HOA & condo compliance, with the statute behind every deadline
Florida regulates community associations harder than most states, and it shows in the calendar: open, quarterly board meetings with 48-hour posted notice, a mandatory reserve study for taller buildings, and a state regulator — the DBPR — that condominiums file with directly. GnomeOwner's compliance calendar tracks duties like these automatically, and shows the exact statute sentence behind each one, not just a due date.
Florida splits condos and non-condo HOAs into two separate laws that don't overlap. A Florida condominium answers to the Condominium Act (ch. 718), with its own DBPR filings and structural-safety inspections. A non-condo Florida HOA answers to a separate law, the Homeowners' Association Act (ch. 720) — parallel in places (board meetings, records, an estoppel certificate on sale) but genuinely different in others: no DBPR fee or reserve-study mandate, but its own website-posting threshold, a yearly duty to consider protecting the community's covenants from a 30-year lapse, and a presuit-mediation requirement before most lawsuits. This page covers both, each item labeled by which chapter it comes from.
Florida already requires a website for a 25-unit condo — most states require nothing like it
Florida's Condominium Act doesn't leave document access to a records request. Once a condominium reaches 25 units (and doesn't contain timeshare units), the association must run an owners-only protected website or downloadable app and post the declaration, bylaws, budgets, contracts, financial reports, and meeting notices — and, as of January 1, 2026, the board's own approved meeting minutes and video-conference recordings too. A smaller condominium, under 25 units, isn't covered by this specific duty — GnomeOwner applies it only where your association's own unit count actually crosses the line.
“An association managing a condominium with 25 or more units which does not contain timeshare units shall post digital copies of the documents specified in subparagraph 2. on its website or make such documents available through an application that can be downloaded on a mobile device.”
A few of the duties GnomeOwner tracks for Florida condominium associations under the Condominium Act (ch. 718) and non-condominium HOAs under the Homeowners' Association Act (ch. 720)
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Complete a Structural Integrity Reserve Study (SIRS)
At least every 10 years after the condominium's creation for each qualifying building; the study drives the required reserve amounts.
“A residential condominium association must have a structural integrity reserve study completed at least every 10 years after the condominium's creation for each building on the condominium property that is three habitable stories or higher in height”
Complete the mandatory milestone structural inspection
By December 31 of the year the building reaches 30 years of age (25 in designated coastal jurisdictions), based on the certificate of occupancy date, and every 10 years thereafter.
“must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter”
Issue an estoppel certificate on request (10 business days; capped fee)
Within 10 business days after a written/electronic request from a unit owner, mortgagee, or their designee, issue the estoppel certificate.
“Within 10 business days after receiving a written or electronic request therefor from a unit owner or the unit owner's designee, or a unit mortgagee or the unit mortgagee's designee, the association shall issue the estoppel certificate.”
Include and fund statutory reserve accounts in the budget
Each annual budget must include reserve accounts for capital expenditures and deferred maintenance (roof, painting, paving, and any item over the inflation-adjusted $25,000 threshold).
“the budget must include reserve accounts for capital expenditures and deferred maintenance. These accounts must include, but are not limited to, roof replacement, building painting, and pavement resurfacing”
Post required documents on the association's website or app
Every qualifying association was required to post the listed documents (governing documents, current rules, contracts and recent bids, the annual budget and financial report, insurance policies, director certifications, meeting notices, and more) on a website or downloadable app by January 1, 2025 — if this hasn't been done yet, do it now.
“By January 1, 2025, an association that has 100 or more parcels shall post the following documents on its website or make available such documents through an application that can be downloaded on a mobile device:”
Make official records available to a requesting parcel owner (10 business days)
Within 10 business days after a parcel owner's written request, make the official records available for inspection or photocopying within 45 miles of the community or within the county where the association is located.
“the official records must be maintained within this state for at least 7 years and be made available to a parcel owner for inspection or photocopying within 45 miles of the community or within the county in which the association is located within 10 business days after receipt by the board or its designee of a written request from the parcel owner.”
Consider whether to preserve the covenants from Marketable Record Title Act extinguishment
At the board's first meeting after each annual meeting of the members (not counting the organizational meeting), consider whether to file a notice preserving the community's recorded covenants and restrictions from extinguishment after 30 years under Florida's Marketable Record Title Act, and, if so, direct an officer to file it.
“the board shall consider the desirability of filing notices to preserve the covenants or restrictions affecting the community or association from extinguishment under the Marketable Record Title Act, chapter 712, and to authorize and direct the appropriate officer to file notice in accordance with s. 720.3032.”
Offer presuit mediation before filing a covenant-enforcement lawsuit
Before filing a covenant-enforcement or governing-document dispute in court, serve a written demand for presuit mediation on the other party using the statute's own form.
“Disputes between an association and a parcel owner regarding use of or changes to the parcel or the common areas and other covenant enforcement disputes, disputes regarding amendments to the association documents, disputes regarding meetings of the board and committees appointed by the board, membership meetings not including election meetings, and access to the official records of the association shall be the subject of a demand for presuit mediation served by an aggrieved party before the dispute is filed in court.”
Every item above is drafted from Florida’s statute text and shown beside the exact sentence it comes from — check any claim against the law’s own words. This page hasn’t had a full attorney review. Confirm anything you plan to act on with your own attorney or CPA; law as reflected here is current as of 2026-07-28.
Florida questions we hear a lot
Does Florida require condo reserve studies and structural inspections?
Yes, both, for taller buildings. A residential condominium building three habitable stories or higher must have a Structural Integrity Reserve Study completed “at least every 10 years after the condominium's creation for each building on the condominium property that is three habitable stories or higher in height” (Fla. Stat. § 718.112(2)(g)) — the board's job is to commission the study and fund what it recommends. Separately, the same buildings need a milestone structural inspection “by December 31 of the year in which the building reaches 30 years of age... and every 10 years thereafter” (§ 553.899(3)(a)), or 25 years in some coastal jurisdictions. Georgia has no equivalent of either requirement.
Does Florida require an HOA website, not just a condo one?
Yes, at a different threshold. A Florida homeowners' association with 100 or more parcels had to post its governing documents, budget, and financial report on a website or downloadable app by January 1, 2025: “an association that has 100 or more parcels shall post the following documents on its website or make available such documents through an application that can be downloaded on a mobile device” (Fla. Stat. § 720.303(4)(b)1). A Florida condominium's own website duty (see the fact above) triggers at a much lower 25 units — a genuine, confirmed difference between Florida's two community-association laws.
Does Florida require mediation before an HOA can sue over a covenant dispute?
Yes, for most disputes. Before filing most covenant-enforcement or governing-document lawsuits, Florida's Homeowners' Association Act requires “a demand for presuit mediation served by an aggrieved party before the dispute is filed in court” (Fla. Stat. § 720.311(2)(a)) — covering disputes over parcel or common-area use, document amendments, board and committee meetings, and records access. It doesn't cover collecting an assessment, fine, or other amount already due, which can go straight to the usual collection process.
Is GnomeOwner's Florida compliance calendar reviewed by a lawyer?
Every deadline on this page is shown beside the exact sentence of the statute it comes from — so you can check each claim against the law's own words, right here on the page. What this page hasn't had yet is a full attorney review. It's legal information, not legal advice: confirm anything you plan to act on with your own attorney.
Also covered: North Carolina, Nevada, Virginia, Arizona, Washington, South Carolina, Illinois, Oregon, Utah, California, Colorado, Texas, Georgia. More states are added as their compliance calendars are built — see the full list.
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