Florida statute reference · F.S. § 720.303
§ 720.303 - HOA Operations, Meetings & Records
Section 720.303 is the operational center of the Florida HOA Act. It covers how boards meet, how budgets are adopted, how records are maintained, and the financial reporting obligations that depend on the association's annual revenue. Most day-to-day HOA governance questions trace back to this section.
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.
What boards need to know
The meeting notice rules under § 720.303 are simple but the consequences of missing them are real: board actions taken at improperly noticed meetings can be challenged. Post notice at least 48 hours before any board meeting in a conspicuous location visible to members - the community bulletin board, not a private Facebook group. Members have a right to attend every board meeting except those portions designated as executive session.
Budget adoption is a sequence: mail the proposed budget at least 14 days before the adoption meeting, adopt it at the meeting, and mail the adopted budget to members within 30 days. Members can reject a budget by majority petition within 21 days of adoption - if that happens, the prior year's budget continues until you adopt a new one. Most boards underestimate how often this happens in communities with contentious reserve funding debates.
Records access is one of the most common complaint categories at DBPR. Members who submit a written records request are entitled to inspection within 10 business days. Missing that deadline creates a rebuttable presumption of willful non-compliance. Keep a log of every request with dates.
Key requirements
Board meeting notice: 48 hours
§ 720.303(2)- Post notice at least 48 continuous hours before the meeting
- Location: conspicuous within the community (not just online)
- Agenda must be included in the notice
- Members have the right to attend and address the board
- Executive sessions limited to: attorney-client matters, personnel, contract negotiations
Budget adoption: 14-day mailing
§ 720.303(6)- Mail proposed budget at least 14 days before adoption meeting
- Members may reject adopted budget by majority petition within 21 days
- If rejected, prior year budget continues until new budget adopted
- Adopted budget must be mailed to members within 30 days of adoption
- Budget must include all anticipated revenues and expenses
Official records access: 10 business days
§ 720.303(5)- Association must make records available within 10 business days of written request
- May be provided electronically if member consents
- Records must be maintained for 7 years
- Failure to comply creates rebuttable presumption of willful non-compliance
- Exempt records: personnel files, medical records, certain attorney-client communications
Financial reporting tiers by annual revenue
§ 720.303(7)- Under $150K: report of cash receipts and expenditures
- $150K–$299,999: compiled financial statement
- $300K–$499,999: reviewed financial statement
- $500K+: audited financial statement
- All must be completed within 90 days of fiscal year end
Common questions about § 720.303
- How much notice is required for a Florida HOA board meeting?
- Under F.S. § 720.303(2)(a), the board must post notice of a regular board meeting at least 48 continuous hours before the meeting in a conspicuous location within the community (typically the bulletin board at the clubhouse or entrance). For annual meetings of the membership, at least 14 days' mailed or electronically delivered notice is required.
- Can HOA members attend board meetings under § 720.303?
- Yes. Section 720.303(2)(b) gives members the right to attend any meeting of the board, except for portions of meetings designated as executive session (attorney-client privileged communications, personnel matters, or contract negotiations where competitive advantage would be waived). Members may speak at board meetings, but the board may set reasonable rules on when during the meeting and for how long.
- What is the budget adoption process for a Florida HOA under § 720.303?
- The board must mail or deliver the proposed annual budget to members at least 14 days before the budget adoption meeting. If members representing at least a majority reject the proposed budget within 21 days after the adoption meeting, the association continues operating under the prior year's budget until a new budget is adopted. The adopted budget must be mailed to members within 30 days of adoption.
- How long does a Florida HOA have to provide access to official records?
- Under § 720.303(5), the association must make official records available for inspection within 10 business days of receiving a written request. The association may make records available electronically. Failure to comply within 10 business days creates a rebuttable presumption that the association willfully failed to comply, and the member may be entitled to damages and attorney's fees.
- What financial reporting does a Florida HOA need to do under § 720.303?
- Florida HOAs have tiered financial reporting requirements based on annual revenues. Associations with annual revenues under $150,000 require a report of cash receipts and expenditures. Associations with revenues between $150,000 and $299,999 require a compiled financial statement. Associations between $300,000 and $499,999 require a reviewed financial statement. Associations with revenues of $500,000 or more require an audited financial statement. All must be completed within 90 days of the fiscal year end.
- What is included in official records under § 720.303?
- Official records include: the declaration, bylaws, rules, articles of incorporation, all contracts to which the association is a party, meeting minutes, financial records, association insurance policies, all correspondence from or to the association, and all documents submitted to the association by members. Records must be maintained for 7 years. Some personnel and medical records are exempt.
Key statutory text
Selected subsections. Full text at Florida Legislature Online.
§ 720.303(2)(a) - Board meeting notice
“Meetings of the board of directors of an association at which a quorum of the members is present are open to all members. The association shall post notice of the board meeting in a conspicuous place in the community at least 48 hours before the board meeting.”
§ 720.303(5)(a) - Official records access
“The association shall make the official records available to a parcel owner for inspection or copying within 10 business days after receipt of a written request for access to such records. A failure to permit access to the official records within 10 business days after receipt of a written request creates a rebuttable presumption that the association willfully failed to comply with this subsection.”
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This is not legal advice. Consult association counsel for your specific situation.