Florida HOA fines and records rules.

Last checked November 3, 2026

What are the key Florida HOA fine and records rules?

How much can a Florida HOA fine an owner?

A Florida HOA may levy reasonable fines of up to $100 per violation and, for a continuing violation, up to $1,000 in total, unless its governing documents provide otherwise (Fla. Stat. § 720.305(2)).

• What can be fined: violations of the declaration (the CC&Rs), the association bylaws or reasonable rules of the association, by the owner or the owner’s tenant, guest or invitee.
• Continuing violations: the board may fine for each day of a continuing violation with a single notice and opportunity for hearing, but the total may not exceed $1,000 unless the governing documents provide otherwise.
• Liens: a fine of less than $1,000 may not become a lien against the parcel.
• Attorney fees: in an action to recover a fine, the prevailing party is entitled to reasonable attorney fees and costs. But fees and costs can’t be awarded against the owner for actions the board took before the payment date the committee set, and they can’t begin to accrue until after that date and the time for an appeal have passed (§ 720.305(2), (2)(f)–(g)).
• No fines for these: regardless of the governing documents, an association may not fine or suspend for leaving garbage cans at the curb or end of the driveway within 24 hours before or after the designated collection day or time, or for holiday decorations left up longer than the documents allow unless they stay up more than one week after written notice (§ 720.305(7)).
• Suspensions: the same notice and hearing process applies to suspending an owner’s use of common areas for a violation; a suspension may not block vehicle or pedestrian access to the parcel, including parking (§ 720.305(2)(a)).

What notice and hearing does a Florida HOA owe before a fine?

The board can propose a fine, but it can’t take effect until the owner has had at least 14 days’ written notice of the right to a hearing and an independent committee has approved it by majority vote (§ 720.305(2)(b)–(c)).

1. Notice. At least 14 days’ written notice of the owner’s right to a hearing, sent to the owner’s designated mailing or e-mail address in the official records and, if applicable, to the occupant, licensee or invitee. It must describe the alleged violation, the specific action required to cure it (if applicable), and the hearing date and location, or access details if the hearing is held by phone or other electronic means.
2. Hearing. Held within 90 days after the notice, before a committee of at least three members appointed by the board who are not officers, directors or employees of the association, or the spouse, parent, child, brother or sister of one. The committee may meet by phone or electronically, and the owner may attend that way.
3. Decision. If the committee doesn’t approve the fine or suspension by majority vote, it can’t be imposed. The committee’s role is limited to confirming or rejecting what the board levied.
4. Written findings. Within 7 days after the hearing, the committee sends the owner written notice of its findings, any fines or suspensions it approved or rejected, how to cure the violation or fulfill a suspension, and the date by which a fine must be paid (§ 720.305(2)(d)).
5. Cure. If the violation is cured before the hearing, or in the manner set out in the notice or the findings, no fine or suspension may be imposed (§ 720.305(2)(e)).
6. Payment date. If the violation isn’t cured and the committee approves the fine, it must set a payment date at least 30 days after delivery of its written notice (§ 720.305(2)(f)).

These steps were tightened by 2024’s HB 1203 (chapter 2024-221, Laws of Florida), effective July 1, 2024. For the letters themselves, see our HOA violation letter template, and adapt it to these Florida requirements.

How fast must a Florida HOA answer a records request?

Within 10 business days after the board or its designee receives a written request, the association must make its official records available for inspection or copying (§ 720.303(5)(a)).

• Where: within 45 miles of the community or within the county where the association is located, or electronically, for example online or on a computer screen with printing on request.
• Presumption: failing to provide access within 10 business days after a written request sent by certified mail, return receipt requested, creates a rebuttable presumption that the association willfully failed to comply (§ 720.303(5)(b)).
• Damages: a member denied access is entitled to actual damages or minimum damages for a willful failure to comply. Minimum damages are $50 per calendar day for up to 10 days, starting on the 11th business day after the request was received (§ 720.303(5)(c)).
• Penalties for officials: a director, board member or community association manager who knowingly, willfully and repeatedly (two or more times in 12 months) violates the inspection rule with intent to cause harm commits a second-degree misdemeanor (§ 720.303(5)(d)).
• Copies and fees: owners may photograph or scan records with their own device for free. The association may charge up to 25 cents a page on its own copier, and personnel costs of up to $20 an hour only when retrieval and copying take more than half an hour; no personnel costs for requests of 25 pages or fewer (§ 720.303(5)(a), (g)).
• Rules: the association may adopt reasonable written rules on the frequency, time, location, notice and manner of inspections, but may not require a reason for the request or limit inspection to less than one 8-hour business day a month. Some records, such as attorney-client privileged material, aren’t open to owners (§ 720.303(5)(g)).
• Accounting request: separately, an owner may ask in writing for a detailed accounting of what they owe, which the board must provide within 15 business days. Missing that deadline waives the owner’s outstanding fines that are more than 30 days past due and for which the association gave no prior written notice (§ 720.303(14)).

Which Florida HOAs need a website or app?

Since January 1, 2025, every Florida HOA with 100 or more parcels must post specified documents on a website or a downloadable mobile app, in a section that only owners and association employees can reach (§ 720.303(4)(b)).

• What goes on it: the articles of incorporation, recorded bylaws, declaration and their amendments; the current rules; a list of current contracts and of bids received in the past year; the annual budget and any proposed budget; the financial report and monthly statements to be considered at a meeting; current insurance policies; director certifications; contracts involving directors or officers with a financial interest and conflict-of-interest documents; and notices and agendas for member meetings (at least 14 days ahead) and board meetings.
• Access: the site or app must have a protected area not open to the public; on written request, the association must give an owner a username and password.
• Privacy: records that owners aren’t allowed to see must not be posted there.
• Rules and covenants: every new member must get a physical or digital copy of the rules and covenants, and every member gets an updated copy when they change. Posting them on the homepage of a members’ website, with notice to members, satisfies this (§ 720.303(15)).

What official records must a Florida HOA keep?

A Florida HOA must keep its official records for at least 7 years, unless its governing documents require longer (§ 720.303(4)(a)). They include, when applicable:

• Plans, specifications, permits and warranties for improvements to common areas the association maintains
• The bylaws, articles of incorporation and declaration of covenants, with every amendment, and the current rules
• Minutes of all board and member meetings
• A current roster of members with designated mailing addresses and parcel identifications, plus the e-mail addresses and fax numbers of members who consented to electronic notice
• All insurance policies, and current copies of all contracts, including any management agreement; bids received are kept for 1 year
• Financial and accounting records: itemized receipts and expenditures, a current account and periodic statement for each member, tax returns, financial statements and reports
• The disclosure summary under § 720.401(1)
• Ballots, sign-in sheets, proxies and other voting records, kept for at least 1 year after the election, vote or meeting
• Affirmative acknowledgments under § 720.3085(3)(c)3., and all other written records related to the association’s operation

The association must also adopt written rules on how and for how long it retains records, and make them available to owners on its website or app (§ 720.303(4)(c)).

Do these rules apply to Florida condominiums?

No. Condominium associations are governed by Florida Statutes chapter 718, which has its own fine, hearing, records and website rules that differ from chapter 720. Cooperatives fall under chapter 719. If your community is a condominium, use chapter 718 instead of this page.

How can a board keep its fining process defensible?

• Check your declaration and bylaws for higher or lower fine limits; the statute’s $100 and $1,000 limits apply “unless otherwise provided in the governing documents.”
• Appoint a fining committee of at least three owners who aren’t officers, directors, employees or their close relatives, before you need it.
• Use the owner’s designated mailing or e-mail address from the official records, and calendar the 14-day, 90-day, 7-day and 30-day dates.
• Keep a dated history of every observation, notice, hearing and decision. HOAOS violation tracking logs each case from the first notice to the hearing and fine, and stores every letter as sent.

Sources

The 2026 Florida Statutes, as published by the Florida Legislature, checked November 3, 2026.

• Fla. Stat. § 720.305, obligations of members; levy of fines and suspension of use rights
• Fla. Stat. § 720.303, association powers and duties; official records; inspection of records; website
• CS/CS/HB 1203 (2024), Homeowners’ Associations, chapter 2024-221, Laws of Florida
• Fla. Stat. chapter 718, condominiums