Florida statute
Florida Homeowners' Association Act
Fla. Stat. ch. 720 · enacted 1992
Chapter 720 governs Florida homeowners' associations of single-family homes and townhomes — distinct from Chapter 718, which covers condominiums. The statute layers disclosure, election, financial, and enforcement procedures on top of each association's recorded covenants. It has been amended frequently; later amendments often apply prospectively.
Who and what Chapter 720 covers
Applies to mandatory homeowners' associations of detached and attached homes recorded in Florida. Condominiums, cooperatives, and timeshares are governed by separate statutes (Chapters 718, 719, 721).
Mandatory homeowners' associations of detached homes, townhomes, and similar single-family-style communities recorded in Florida.
Voluntary homeowners' organizations and condominium associations are governed by other Florida statutes (notably Chapters 718 and 723).
Both pre-existing and newly recorded communities — most procedural amendments apply prospectively from the amendment date.
Key provisions
The themes most boards and owners actually need to find. Each entry is orientation-level — the bylaw concierge surfaces the exact section that applies to your community when you upload your CC&Rs.
Member meetings & quorums
Annual meetings must be held with notice posted on the property and mailed or hand-delivered. Quorum requirements are set by the Bylaws but cannot be lower than the statutory minimum where one is specified for the matter being voted on.
Board elections & recall
Director elections must follow the procedure in the Bylaws unless the statute imposes a stricter minimum. Owners have a statutory right to recall the board by written agreement or recall vote, and the recall must be certified within statutory timeframes.
Financial reporting & assessments
Associations must prepare an annual financial report whose form depends on revenue tier (compiled, reviewed, or audited). Special assessments require notice and follow procedures set by the governing documents and the statute.
Fines, suspensions & hearings
Before levying a fine or suspending common-area use rights, the board must give written notice and an opportunity for a hearing before an independent committee of non-board members. Fines are statutorily capped per offense without a continuing-violation finding.
Liens & collections
Unpaid assessments accrue interest, late fees, and may be secured by a lien recorded against the parcel. The statute prescribes a notice-of-intent-to-record-lien procedure and a notice-of-intent-to-foreclose procedure with statutory waiting periods.
Records access
Owners have a right to inspect official records — financial statements, contracts, ballots, minutes — within statutory timeframes. Some categories of records (medical, attorney-client privileged) are exempt or redacted.
Common questions about Chapter 720
Does Chapter 720 apply to condos?
No. Chapter 720 covers HOAs of single-family homes and townhomes. Florida condominiums are governed by Chapter 718 (the Condominium Act). The two statutes have similar themes but different procedures and enforcement standards.
How much can a Florida HOA fine an owner?
Chapter 720 caps fines per occurrence and caps total accumulated fines for a continuing violation. The board must adopt a fine schedule, give written notice with a hearing right before an independent committee, and follow the statutory cap.
Can owners recall a Florida HOA board?
Yes. Chapter 720 grants owners the right to recall directors by written agreement of a statutory majority. The recall must be certified by the board within a statutory window or proceed to mediation/arbitration.
What financial reports must a Florida HOA produce?
The required form (compiled, reviewed, or audited) depends on annual revenue. The report must be prepared within a statutory period after fiscal year-end and made available to members. Smaller associations may use a simpler report by member vote.
Are board meetings open to members?
Yes, with limited exceptions. Members may attend and observe; speaking rights are typically governed by the Bylaws. Executive-session topics — pending litigation, personnel — are limited to those the statute or governing documents define.
Free tools for Florida HOA boards
Each tool is free to run, no credit card required. Most generate a shareable PDF or branded landing page in under five minutes.
CC&R Health Check
Spot ADA gaps, unenforceable breed bans, and vague fine authority in your governing documents.
Open toolManager Comparison
Side-by-side cost comparison vs. your current management company.
Open toolInstant Board Packet
Agenda, action items, and snapshot — generated for any meeting.
Open tool
Where Chapter 720 comes up
Scenario playbooks tied to the issues this statute most often governs.
How to recall the HOA board
Recall mechanics: petition thresholds, special-meeting notice, voting standards, and what most owners get wrong about timing.
Read the playbookAn owner stopped paying assessments
Collections sequence: late notices, payment plans, lien filing, and the procedural steps that make the difference between recovery and write-off.
Read the playbookThe annual meeting didn't reach quorum
What to do when the annual meeting fails for lack of quorum: legal effect, adjournment rules, and how to actually get to quorum next time.
Read the playbook
Related topic guides
On the board?
Definitions
Stop reading the statute, start citing your CC&Rs
Find the section that applies to your HOA.
Chapter 720 sets the floor — your Declaration and Bylaws fill in the rest. Upload them once and the bylaw concierge cites the exact provision (your section, your page) for any question. Free under 250 homes.
General orientation only. Review with counsel before relying on this for an enforcement, foreclosure, or amendment decision.
Other state HOA statutes
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