The 2026 Florida HOA & Condo Compliance Guide: Ch. 720 and Ch. 718 Updates

In 2026, Florida is the undisputed "final boss" of HOA regulation in the United States. Following the Surfside tragedy, the HB 1203 transparency overhaul, and ongoing legislative sessions, Florida HOA boards face more statutory requirements than ever before. This guide covers both Chapter 720 (HOAs) and Chapter 718 (Condominiums).

Two Laws, One Community: Ch. 720 vs. Ch. 718

Florida's HOA world is split into two parallel universes. Chapter 720 governs homeowners' associations in planned developments (single-family homes, townhomes). Chapter 718 governs condominium associations. Many communities have both (a condo within a master HOA), creating dual compliance obligations.

Board & Meeting Requirements

Florida law is strict about meeting notice timelines:

• Board meetings: 48-hour advance notice posted conspicuously (Ch. 720.303(2))
• Meetings where assessments are considered: 14-day advance notice (Ch. 720.303(2)(a))
• Annual meetings: 14-day advance notice with ballots and agenda (Ch. 720.306)
• All meeting notices must include the agenda
• Homeowners have the right to speak at all open board meetings

The 2026 Website Mandate

This is the biggest new compliance obligation for 2026. HOAs with 100 or more parcels and condominiums with 25 or more units must maintain a password-protected website accessible only to unit owners and tenants. Required content on the website includes: governing documents (CC&Rs, Bylaws, Rules), board meeting minutes (current year + past 7 years), annual budgets (current year + past 7 years), reserve study, financial statements, and insurance certificates. Failure to maintain a compliant website exposes the board to homeowner complaints and potential fines.

Violations & Enforcement: The 14-Day Due Process Rule

Before any fine can be imposed, Ch. 720.305 requires: (1) written notice of the violation, (2) a reasonable time to cure, (3) written notice of the date, time, and location of the hearing before a fining committee at least 14 days before the hearing. The fining committee must consist of at least 3 homeowners who are not board members and not related to board members. If the violation is cured before the hearing, the fine cannot be imposed.

Financial: SIRS and Reserve Mandates

For condominiums 3 stories or higher, Florida now requires a Structural Integrity Reserve Study (SIRS) every 10 years for buildings over 30 years old (25 years for coastal buildings). As of 2026, associations cannot vote to waive or reduce funding for structural reserve items. Any project expected to cost more than $25,000 must be line-itemed in the reserve budget.

Anti-Corruption and Transparency Provisions

Florida has introduced some of the strongest anti-corruption provisions in the country:

• Accepting gifts or kickbacks from vendors is now a felony for board members and managers
• Intentionally withholding or destroying official records is a criminal offense
• Board members convicted of certain crimes must vacate their positions
• Official records must be provided within 10 business days of a written request — failure triggers $50/day fine (up to $500)

Florida 2026 HOA Compliance Checklist