Florida HB 59 (Ch. 2024-202): HOA Must Give Members Copies of Rules and Covenants

Quick Answer

HB 59 (chapter 2024-202, Laws of Florida) requires every Florida homeowners' association to give members a physical or digital copy of the association's rules and covenants. Existing members were to receive them "before October 1, 2024," new members must receive them, and members must get an updated copy when the rules or covenants are amended. The act took effect July 1, 2024.

The one thing boards most need to know: an association can meet the requirement by posting a complete copy, or a direct link, on the homepage of its member-accessible website, but only if it first sends each member notice of its intent to use the website, by email (to members who consented to email notice) and by mail (to everyone else).

At a Glance

What the Law Says

The act added a subsection titled "Requirement to Provide Copies of Rules and Covenants." In the 2026 statutes it is 720.303(15). The wording is the same as in the enrolled bill. It has four paragraphs.

• (a) "Before October 1, 2024, an association shall provide a physical or digital copy of the association's rules and covenants to every member of the association."
• (b) "An association shall provide a physical or digital copy of the association's rules and covenants to every new member of the association."
• (c) "If an association's rules or covenants are amended, the association must provide every member of the association with an updated copy of the amended rules or covenants. An association may adopt rules establishing standards for the manner of distribution and timeframe for providing copies of updated rules or covenants."
• (d) The requirements "may be met by posting a complete copy of the association's rules and covenants, or a direct link thereto, on the homepage of the association's website if such website is accessible to the members of the association and the association sends notice to each member of the association of its intent to utilize the website for this purpose."

The paragraph (d) notice must be sent in both of these ways:

• "By electronic mail to any member of the association who has consented to receive notices by electronic transmission and provided an electronic mailing address to the association for that purpose."
• "By mail to all other members of the association at the address identified as the member's mailing address in the official records of the association."

What This Means in Practice

For boards and managers

• The October 1, 2024 date for existing members has passed. Our reading: an association that never distributed copies should do so now and keep a record, and ask counsel how to handle the gap.
• New members: the statute does not say when a copy must be delivered after a purchase. It says an association "shall provide" a copy to "every new member." Closing packages, welcome letters or website access with the required notice are ways some associations might do it; the statute does not prescribe one. Open question.
• Amendments: each time rules or covenants are amended, every member must receive an updated copy. The board may adopt rules setting the manner and timeframe for sending updates, so a rule on timing is permitted and advisable.
• If you use the website route, the website must be "accessible to the members" and the notice of intent must go out by both email (for consenting members) and mail (for all others). A complete copy or a direct link must be on the homepage.
• Larger associations already have related website duties. Since January 1, 2025, section 720.303(4)(b) requires an association with 100 or more parcels to post its declaration, recorded bylaws, articles and current rules on its website or app. See the related pages below. This does not replace the distribution duty in subsection (15). Our reading.

For owners

• You are entitled to a physical or digital copy of the rules and covenants, or to a website posting on the homepage after notice of the association's plan.
• If the rules or covenants are amended, you are to get the updated version.

What the law does not say

• It sets no penalty, fine or damages for missing the deadline or failing to send updates.
• It does not define "rules and covenants." Whether that includes the recorded declaration only, or also architectural guidelines and board policies, is an open question for counsel.
• It does not say whether a member who has already received copies must receive them again.
• It does not state a deadline for new members or for amendments; only the October 1, 2024 date applies to existing members.
• It does not say whether the website notice must be repeated for later amendments. Open question.

Timeline

Related Florida Law

• HOA records, budgets and financial reporting (720.303)
• HB 1203 (2024) HOA reform
• HB 919 (2023) HOA records, fines and penalties
• Homeowners' Association Act (Chapter 720)
• Florida HOA laws complete guide

Board Checklist

• Confirm whether every member received a copy of the rules and covenants before October 1, 2024, and find the record.
• If not, send copies now by mail or email and talk with counsel about the missed date.
• Decide how new members will get a copy and put that step in your closing and welcome process.
• Adopt a board rule on how and when updated copies go out after an amendment.
• If you use the website, confirm the homepage has the full copy or a direct link, and that members can access the site.
• Before relying on the website, send the notice of intent by email to consenting members and by mail to everyone else.
• Keep copies of the notices, mailing lists and distribution dates in the official records.

Frequently Asked Questions

When did Florida HB 59 take effect?

July 1, 2024. Section 2 of the enrolled act says "This act shall take effect July 1, 2024."

What was the deadline for giving members the rules and covenants?

The statute says "Before October 1, 2024" for every existing member.

Do new owners have to be given the rules and covenants?

Yes. Paragraph (b) says an association shall provide a physical or digital copy to every new member. The statute does not give a delivery deadline.

Can an HOA satisfy this by posting the documents online?

Yes, if it posts a complete copy or a direct link on the homepage of a website members can access, and sends notice of its intent to use the website by email (to members who consented) and by mail (to all others).

What happens when the rules are amended?

The association must provide every member an updated copy of the amended rules or covenants. It may adopt rules on the manner and timeframe of distribution.

Is there a penalty for not complying?

The subsection states none. A board member or owner with a specific question should ask counsel.

Does this apply to condominiums?

The subsection is in Chapter 720, the homeowners' association chapter. The act did not amend Chapter 718.

Where This Comes From

We read the enrolled text of HB 59, the Florida Senate bill page with its history, votes and chapter number, and the 2026 text and History line of section 720.303 on Online Sunshine. The official bill page is flsenate.gov/Session/Bill/2024/59. We did not read the House or Senate analyses.

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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.