Florida community association law

Florida Community Association Statutes

Annotated reference for boards, managers, and counsel - statute text plus plain-English commentary, updated for the 2022–2025 legislative sessions.

Statute citations reviewed by the Common Elements editorial team, which includes a Florida-licensed community association manager (LCAM) and insurance broker - Florida Licensed Community Association Manager, 2-20 & 6-20.

Legislative update: Florida's community association statutes have been significantly amended by SB 4-D (2022), SB 154 (2023), and the 2024 legislative session. This reference reflects current law as of May 2026.

Florida community association chapters

Florida's three community-association statutes govern different association types. Select the chapter that applies to your community.

Chapter 718 · Condominium Act

High priority

The primary statute governing Florida condominium associations. Covers board authority, reserve requirements, SIRS mandates, estoppel certificates, fines, elections, and owner rights. Significantly amended by SB 4-D (2022) and SB 154 (2023).

Board meetings and elections (§ 718.112)
Reserve funding and SIRS mandate (§ 718.112(2)(g))
Assessments and estoppel (§ 718.116)
Owner obligations and fines (§ 718.303)

Browse Chapter 718

Chapter 720 · HOA Act

High priority

The governing statute for Florida homeowners associations. Covers board operations, owner meetings, budget adoption, architectural control, estoppel certificates, and enforcement procedures. Updated in multiple sessions since 2020.

Board and member meetings (§ 720.303)
Fines and suspensions (§ 720.305)
Architectural control (§ 720.3035)
Estoppel certificates (§ 720.30851)

Browse Chapter 720

Chapter 719 · Cooperative Act

Moderate priority

Florida's statute governing cooperative associations (co-ops). Similar framework to Chapter 718 with key differences in ownership structure, proprietary leases, and share-based governance. Also subject to SIRS requirements post-SB 4-D.

Cooperative governance (§ 719.106)
SIRS mandate (§ 719.106(1)(k))
Assessment and budget procedures
Owner rights and obligations

Browse Chapter 719

Florida statute calculators and tools

These free tools model the math that Florida statute requires - no signup needed.

Estoppel Fee Calculator

§§ 718.116(8) & 720.30851 fee caps by account status

SIRS Reserve Study Planner

Model SB 4-D reserve contributions across funding methods

Quorum Calculator

Minimum attendance for HOA and condo meetings

Milestone Inspection Checker

Phase 1 deadline by building age and height

Special Assessment Calculator

Estimate per-unit allocation for a special assessment

Reserve Funding Calculator

Straight-line and pooled reserve funding projections

Statute references in other states

Florida is the deepest reference, but Georgia and Texas annotated overviews are now live - with more states following as the multi-state expansion continues.

Georgia community association statutes

POAA (opt-in HOA framework), Condominium Act, and CAM licensing.

Texas community association statutes

Chapter 209 POA Act, Chapter 82 Uniform Condominium Act, owner protections.

Florida statute FAQ

What is Florida Chapter 718?: Florida Chapter 718, known as the Florida Condominium Act, is the primary statute governing condominium associations in Florida. It covers everything from how condominiums are created (§ 718.104) to board elections (§ 718.112), reserve funding requirements, assessment collection (§ 718.116), and owner rights and obligations (§ 718.303). It was significantly amended by SB 4-D in 2022 to add structural integrity reserve study (SIRS) requirements and mandatory milestone inspections.
What is Florida Chapter 720?: Florida Chapter 720, the Homeowners Association Act, governs HOAs in Florida. Unlike Chapter 718, which applies to condominiums with shared physical structures, Chapter 720 governs planned communities where owners hold fee-simple title to their lots. Key provisions include § 720.303 (association operations and meetings), § 720.305 (fines and enforcement), § 720.3035 (architectural control), and § 720.30851 (estoppel certificates).
What does SB 4-D change about Florida condo law?: SB 4-D (2022) - the Building Safety Act - was Florida's response to the Champlain Towers South collapse in Surfside. It created the Structural Integrity Reserve Study (SIRS) mandate, requiring condominium and cooperative associations of three or more habitable stories to commission a SIRS every ten years. It also eliminated the membership right to waive or reduce reserve contributions for SIRS-scope structural components, and established milestone inspection requirements under § 553.899. The phase-in deadlines ran from 2022 through December 2024.
Does Chapter 720 apply to condominiums?: No. Chapter 720 applies only to homeowners associations - communities where owners hold fee-simple title to individual lots or parcels. Condominium associations (where owners hold unit interests in a shared structure) are governed by Chapter 718. Cooperative associations are governed by Chapter 719. Some Florida communities have both an HOA and a condominium association as separate legal entities; in that case, both statutes apply to their respective entities.
What is the difference between Chapter 718 and Chapter 719?: Both chapters apply to multi-unit residential buildings, but they reflect fundamentally different ownership models. Under Chapter 718 (condominiums), owners hold title to specific units plus an undivided share of the common elements. Under Chapter 719 (cooperatives), the association holds title to the entire property, and residents own shares in the corporation plus a proprietary lease on their unit. Both are subject to the SIRS mandate for buildings of three or more habitable stories. Co-op governance, lender rights, and transfer approval processes differ significantly from condo law.

Search synced statutes on Common Elements

Search Florida community-association statutes on Common Elements - plain-English summaries, keyword search, and (where available) the same deep section library as Florida. Free account for bookmarks, uploads, and side-by-side compare.

Open Florida statute reference

Florida Community Association Statutes

Annotated reference for boards, managers, and counsel - statute text plus plain-English commentary, updated for the 2022–2025 legislative sessions.

Florida community association chapters

Florida's three community-association statutes govern different association types. Select the chapter that applies to your community.

Chapter 718 · Condominium Act

High priority

Board meetings and elections (§ 718.112)
Reserve funding and SIRS mandate (§ 718.112(2)(g))
Assessments and estoppel (§ 718.116)
Owner obligations and fines (§ 718.303)

Browse Chapter 718

Chapter 720 · HOA Act

High priority

Board and member meetings (§ 720.303)
Fines and suspensions (§ 720.305)
Architectural control (§ 720.3035)
Estoppel certificates (§ 720.30851)

Browse Chapter 720

Chapter 719 · Cooperative Act

Moderate priority

Cooperative governance (§ 719.106)
SIRS mandate (§ 719.106(1)(k))
Assessment and budget procedures
Owner rights and obligations

Browse Chapter 719

Florida statute FAQ

What is Florida Chapter 718?

Florida Chapter 718, known as the Florida Condominium Act, is the primary statute governing condominium associations in Florida. It covers everything from how condominiums are created (§ 718.104) to board elections (§ 718.112), reserve funding requirements, assessment collection (§ 718.116), and owner rights and obligations (§ 718.303). It was significantly amended by SB 4-D in 2022 to add structural integrity reserve study (SIRS) requirements and mandatory milestone inspections.

What is Florida Chapter 720?

Florida Chapter 720, the Homeowners Association Act, governs HOAs in Florida. Unlike Chapter 718, which applies to condominiums with shared physical structures, Chapter 720 governs planned communities where owners hold fee-simple title to their lots. Key provisions include § 720.303 (association operations and meetings), § 720.305 (fines and enforcement), § 720.3035 (architectural control), and § 720.30851 (estoppel certificates).

What does SB 4-D change about Florida condo law?

SB 4-D (2022) - the Building Safety Act - was Florida's response to the Champlain Towers South collapse in Surfside. It created the Structural Integrity Reserve Study (SIRS) mandate, requiring condominium and cooperative associations of three or more habitable stories to commission a SIRS every ten years. It also eliminated the membership right to waive or reduce reserve contributions for SIRS-scope structural components, and established milestone inspection requirements under § 553.899. The phase-in deadlines ran from 2022 through December 2024.

Does Chapter 720 apply to condominiums?

No. Chapter 720 applies only to homeowners associations - communities where owners hold fee-simple title to individual lots or parcels. Condominium associations (where owners hold unit interests in a shared structure) are governed by Chapter 718. Cooperative associations are governed by Chapter 719. Some Florida communities have both an HOA and a condominium association as separate legal entities; in that case, both statutes apply to their respective entities.

What is the difference between Chapter 718 and Chapter 719?

Both chapters apply to multi-unit residential buildings, but they reflect fundamentally different ownership models. Under Chapter 718 (condominiums), owners hold title to specific units plus an undivided share of the common elements. Under Chapter 719 (cooperatives), the association holds title to the entire property, and residents own shares in the corporation plus a proprietary lease on their unit. Both are subject to the SIRS mandate for buildings of three or more habitable stories. Co-op governance, lender rights, and transfer approval processes differ significantly from condo law.