Florida Statutes Chapter 718: The Condominium Act, Parts and Key Sections

Quick Answer

Chapter 718 of the Florida Statutes is the Florida Condominium Act. It governs how condominiums are created and operated, how the association is run, how assessments and liens work, what developers must do, and what must be disclosed before a unit is sold. The chapter has seven parts, from § 718.101 through § 718.71. Since 2022 it has been amended in nearly every session, most heavily on building safety (milestone inspections and reserve studies), records, meetings and elections. Condominium associations are regulated under chapter 718, not chapter 720, which covers homeowners' associations.

At a Glance

What the Law Says

The chapter is organized in seven parts. The part titles and section ranges below come from the 2026 contents index.

Part I sections boards use most

• § 718.111, the association: fiduciary duty, kickback ban, manager licensing, insurance, official records and website, financial reporting, commingling and debit cards.
• § 718.112, bylaws: required bylaw terms, which are "deemed" included if missing: board administration, meetings, elections, budgets, reserves, structural integrity reserve study, recall and transfer fees.
• § 718.113: "Maintenance; limitation upon improvement; display of flag; hurricane protection; display of religious decorations."
• § 718.116: "Assessments; liability; lien and priority; interest; collection."
• § 718.1255: "Alternative dispute resolution; mediation; nonbinding arbitration; applicability."
• § 718.1265: association emergency powers. § 718.128: electronic voting.
• § 718.1224: "Prohibition against SLAPP suits; other prohibited actions."

Rules from the sections we read in full

• Official records must be made available within 10 working days after a written request, and a condominium of 25 or more units without timeshare units must post listed documents on a website or app (§ 718.111(12)).
• A residential condominium of more than 10 units must hold board meetings at least quarterly, with owners' questions on the agenda at least four times a year (§ 718.112(2)(c)).
• Board service is limited to 8 consecutive years unless two-thirds of the votes cast approve more (§ 718.112(2)(d)).
• Budgets must reserve for roof, painting and paving and for items above $25,000 (adjusted by the Division). Buildings of three habitable stories or more need a structural integrity reserve study (§ 718.112(2)(f) and (g)).
• Buildings of three habitable stories or more need milestone inspections under § 553.899, a section outside chapter 718 that the chapter refers to throughout.

What This Means in Practice

For boards

Chapter 718 sits above the declaration, articles and bylaws. In many sections the statute sets a floor, and the governing documents may set stricter rules. Our reading: when documents and the statute conflict, a board should assume the statute controls and ask counsel before relying on a contrary document provision. Several sections say they apply "regardless of the date" of the declaration or "regardless of any requirement in the declaration" (for example, the insurance rules in § 718.111(11)).

Because subsection letters and numbers have shifted through repeated amendments, cite the current edition and check dates. The pages linked below break the most-used sections out in detail.

For owners

The chapter gives owners enforceable rights: inspecting records, getting written answers to inquiries, attending meetings, voting in elections, petitioning for agenda items, and recalling directors. The Division of Florida Condominiums, Timeshares and Mobile Homes, which is part of the Department of Business and Professional Regulation, says it oversees condominiums, cooperatives, mobile home parks and timeshare plans, assists with complaints and provides mediation and arbitration services.

What the law does not say

• This chapter does not govern homeowners' associations. Those are in chapter 720.
• We read only selected sections in full (§§ 718.111 and 718.112). For other sections, we relied on the contents index and bill records for section titles. We do not describe their operative text on this page.
• Whether a given 2026 amendment changed substance or only conformed language is open. The history lines for §§ 718.111 and 718.112 list ch. 2026-14, and § 718.111 also lists ch. 2026-168, but we did not read their text.

Timeline

Related Florida Law

• § 718.111: official records, insurance and financial reporting
• § 718.112: bylaws, meetings, elections and budgets
• § 718.112(2)(f) and (g): reserves and the structural integrity reserve study
• § 553.899: milestone inspections
• Chapter 720: the Homeowners' Association Act
• Chapter 617: nonprofit corporations
• SB 4-D (2022): building safety
• HB 1021 (2024): condominium associations reform
• HB 913 (2025): reserves, SIRS and meetings
• Florida HOA laws complete guide
• Florida HOA law changes 2021 to 2025

Board Checklist

• Pull the current chapter 718 text, not an older copy, and note the sections your documents refer to.
• List your buildings and habitable stories to see whether milestone inspection and reserve study rules apply.
• Count units to see whether the website or app requirement applies (25 or more, no timeshare units).
• Check that each director has a current certification and education certificate on file.
• Calendar the annual cycle: budget notice, 115 percent test, election notices, financial report, insurance appraisal (every 3 years at minimum).
• Ask counsel to compare your declaration and bylaws with §§ 718.111 and 718.112 and flag conflicts.
• Set a review point each summer for new legislation, since the chapter has been amended nearly every session.

Frequently Asked Questions

What is Chapter 718 of the Florida Statutes?

The Florida Condominium Act. It covers creation of condominiums, association operation, assessments and liens, developer duties, disclosure before sale, conversions and distressed condominium relief.

Does Chapter 718 apply to homeowners' associations?

No. Chapter 720 governs homeowners' associations, and § 720.302(4) says chapter 720 does not apply to an association regulated under chapter 718, 719 or 721 except where a provision is expressly incorporated.

Who regulates Florida condominiums?

The Division of Florida Condominiums, Timeshares and Mobile Homes within the Department of Business and Professional Regulation oversees condominiums, among other community types. Its powers and duties are in § 718.501.

What changed in recent years?

Building safety (milestone inspections and structural integrity reserve studies), records and website requirements, video meetings, director education, and reserve funding rules. See the related pages.

Where is the current text?

On the Florida Legislature's Online Sunshine site, which shows the 2026 Florida Statutes and a history line for each section.

Do cooperatives follow Chapter 718?

Cooperatives have their own chapter, chapter 719. Many bills amend chapters 718 and 719 together, but the chapters are separate.

Where This Comes From

We read the contents index for chapter 718 and the Part I section list in the 2026 Florida Statutes at leg.state.fl.us, the full text of §§ 718.111 and 718.112 and § 553.899, § 720.302, the Senate bill pages for SB 4-D (2022) and CS/CS/SB 154 (2023) and HB 913 (2025), the Senate summaries of HB 1021 (2024) and HB 913 (2025), and the Division's web pages. We did not read the full text of the other sections of the chapter or any court decisions.

How APM Helps

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Legal disclaimer: This article is general information, not legal advice. Laws change and associations differ. Confirm the current statute text and how it applies to your governing documents with a licensed Florida attorney before acting.