For volunteer board members
Florida HOA Rules for Board Members (2026)
Most Florida board members are volunteers who just want to get it right. Below is a plain-English summary of the Florida rules that come up when a board enforces its documents, each paired with its statute section and the official text.
Florida homeowners' associations covered by Chapter 720, Florida Statutes. Condominium associations follow Chapter 718 and cooperatives Chapter 719, which have different rules; this page doesn't cover them.
- Earliest hearing date (14 days' notice): the owner gets at least 14 days' written notice of the hearing, so the hearing can't be sooner than this.
- Hold the committee hearing by: the hearing must be held within 90 days after the notice is issued.
- Committee sends its written decision by: within 7 days after the hearing, whether the fine was approved or rejected.
Updated October 2026. Not legal advice.
Key Florida deadlines at a glance
| Deadline | What the law says |
|---|---|
| Earliest hearing date (14 days' notice) | The owner gets at least 14 days' written notice of the hearing, so the hearing can't be sooner than this. Fla. Stat. §720.305(2)(b) |
| Hold the committee hearing by | The hearing must be held within 90 days after the notice is issued. Fla. Stat. §720.305(2)(b) |
| Committee sends its written decision by | Within 7 days after the hearing, whether the fine was approved or rejected. Fla. Stat. §720.305(2)(d) |
| Earliest payment date the committee may set | The payment date must be at least 30 days after the decision notice is delivered. Count from delivery, not from the day you send it. Fla. Stat. §720.305(2)(f) |
Which Florida law applies
Chapter 720 doesn't apply to a community mainly for commercial, industrial or other nonresidential use, or to the commercial or industrial parcels in a mixed community.
Chapter 720 doesn't apply to an association regulated under Chapter 718 (condominiums), Chapter 719 (cooperatives) or Chapter 721 (timeshares).
How Florida counts days
At least 14 days' written notice of the right to a hearing; the hearing within 90 days after the notice is issued; the committee's written decision within 7 days after the hearing; a payment date at least 30 days after delivery of that decision.
Violation notices and the chance to fix in Florida
The notice must include a description of the alleged violation; the specific action required to cure it, if applicable; and the hearing date, location, and access information if held by telephone or other electronic means.
A courtesy note isn't the notice the law requires. Before a fine or suspension, the board must still give at least 14 days' written notice of the owner's right to a hearing.
The later notices go to the owner's designated mailing or e-mail address in the association's official records.
Hearings in Florida
The hearing must be held within 90 days after the notice is issued, 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.
If the violation is cured before the hearing, or in the way the written notice describes, no fine or suspension may be imposed.
The committee may hold the hearing by telephone or other electronic means, and the owner has the right to attend that way.
Attorney fees and costs may not begin to accrue until after the noticed payment date and the time for an appeal has expired.
Fines in Florida
A fine or suspension levied by the board may not be imposed unless the board first gives at least 14 days' written notice of the owner's right to a hearing, to the owner's designated mailing or e-mail address in the official records and, if applicable, to any occupant, licensee or invitee sought to be fined or suspended.
Within 7 days after the hearing, the committee must give written notice of its findings, any fine or suspension approved or rejected, how to cure the violation or fulfill a suspension, and the date by which a fine must be paid, to the owner's designated mailing or e-mail address (and any occupant, licensee or invitee, if applicable).
If the committee approves the fine, it must set a payment date at least 30 days after delivery of the written decision notice. Attorney fees and costs can't be awarded against the owner for board actions taken before that date.
No fine or suspension for garbage receptacles at the curb or end of the driveway within 24 hours before or after the designated collection day or time, or for holiday decorations or lights left up longer than the documents allow unless they stay up more than 1 week after written notice from the association.
A fine may not exceed $100 per violation unless the governing documents allow more. A continuing violation may be fined daily with a single notice and opportunity for hearing, up to $1,000 in total unless the documents allow more. A fine under $1,000 may not become a lien on the parcel.
If a majority of the committee does not approve the proposed fine or suspension, it may not be imposed. The committee only confirms or rejects what the board levied.
Meetings and votes in Florida
Board meetings must be open to all members, and directors may not vote on association matters by e-mail.
Notice of a board meeting must name the agenda items and be posted conspicuously in the community at least 48 hours ahead, or mailed or delivered to each member at least 7 days ahead, except in an emergency (unless the bylaws set a permitted alternative).
Other rules boards should know
A suspension of common-area use must be for a reasonable period, can't cover common areas that provide access or utility services to the parcel, and can't stop the owner or tenant from getting to and from the parcel, including the right to park.
Step by step: a Florida violation case
The order Kindly Board walks a Florida board through, from the first look to the last letter.
- Check before you start Every case
Make sure the Florida rules fit and the rule is one you can enforce. - Courtesy reminder Optional
A friendly first note. Many issues end here. - Notice of violation and request to cure Optional
Not required by Florida law, but a fair, documented step. - Board votes to propose a fine or suspension Before a fine
At a board meeting open to members. Not by email. - Notice of proposed fine and hearing Before any fine
At least 14 days' notice. Hearing within 90 days. - Fining committee hearing Every fine
An independent committee confirms or rejects the board's proposal. - Committee decision notice After the hearing
Within 7 days of the hearing. Payment date at least 30 days out. - Close the case Every case
Record how it ended and keep the file.
Florida HOA rules: FAQ
What HOA law applies in Florida?
Florida homeowners' associations covered by Chapter 720, Florida Statutes. Condominium associations follow Chapter 718 and cooperatives Chapter 719, which have different rules; this page doesn't cover them. The main sources: Florida Statutes Chapter 720.
How are days counted for Florida HOA deadlines?
Florida law doesn't set a counting rule for these notices, so Kindly Board adds calendar days to the dates you enter. Leave a day or two of margin when a date is close.
What are the key deadlines in a Florida HOA violation case?
Earliest hearing date (14 days' notice): the owner gets at least 14 days' written notice of the hearing, so the hearing can't be sooner than this. (Fla. Stat. §720.305(2)(b)) Hold the committee hearing by: the hearing must be held within 90 days after the notice is issued. (Fla. Stat. §720.305(2)(b)) Committee sends its written decision by: within 7 days after the hearing, whether the fine was approved or rejected. (Fla. Stat. §720.305(2)(d)) Earliest payment date the committee may set: the payment date must be at least 30 days after the decision notice is delivered. Count from delivery, not from the day you send it. (Fla. Stat. §720.305(2)(f))
What does Florida law say about HOA fines?
A fine or suspension levied by the board may not be imposed unless the board first gives at least 14 days' written notice of the owner's right to a hearing, to the owner's designated mailing or e-mail address in the official records and, if applicable, to any occupant, licensee or invitee sought to be fined or suspended. (Fla. Stat. §720.305(2)(b))
What does Florida law say about violation hearings?
The hearing must be held within 90 days after the notice is issued, 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. (Fla. Stat. §720.305(2)(b))