Florida HOA Law Changes 2021–2025: Board Guide

Florida HOA and condominium law is governed primarily by the Florida Homeowners' Association Act (Chapter 720, Florida Statutes) and the Florida Condominium Act (Chapter 718, Florida Statutes). From 2021 through 2025, the Florida Legislature passed significant accountability, transparency, and compliance legislation, including major changes to HOA law in 2023 and 2024. If your Florida association has not reviewed its policies, portals, and financial procedures against current law, your board may be exposed to statutory violations and homeowner challenges.

2021: Community Associations Omnibus

SB 630 (Chapter 2021-99): Chapters 718, 719 & 720 Amendments

SB 630 took effect July 1, 2021 and amended the Condominium Act (Chapter 718), the Cooperative Act (Chapter 719) and the HOA Act (Chapter 720). According to the bill's official title, it limited certain insurance subrogation rights, let condominium associations extinguish discriminatory restrictions, authorized boards to act on electric vehicle charging stations and natural gas fuel stations, authorized parties to initiate presuit mediation under certain circumstances, and revised developer escrow and reserve provisions. For HOAs it amended, among other sections, 720.303, 720.305 (fines), 720.306, 720.311 (dispute resolution) and 720.3075. A companion bill, SB 56 (Chapter 2021-91), addressed community association assessment notices. See SB 630 (2021).

2023: HB 919

HB 919 (Chapter 2023-228): Homeowners' Associations (Effective October 1, 2023)

The Senate's summary says HB 919 (the "Homeowners' Association Bill of Rights") requires board meeting notices to identify agenda items, lets members designate a different address for required notices, requires member deposits to be kept separate and any unused funds returned within 30 days after completion, requires directors and officers to disclose potential conflicts of interest, revises notice requirements for fines, and makes certain fraudulent voting activities first degree misdemeanors. See HB 919 (2023).

2024: HOA and Condominium Reform

HB 1203 (Chapter 2024-221): Homeowners' Associations (Effective July 1, 2024)

HB 1203 was a major HOA bill. Every Florida HOA board needs to understand its requirements:

• Board education: Each director must submit a certificate of completing a department-approved course within 90 days after being elected or appointed, and must repeat that course at least every 4 years. In addition, directors must complete continuing education annually: at least 4 hours for associations with fewer than 2,500 parcels, and at least 8 hours for associations with 2,500 parcels or more (Section 720.3033).
• Websites and portals: HOAs with 100 or more parcels must post specified official records on a website or mobile application by January 1, 2025. The site must include a protected area open only to parcel owners and association employees (Section 720.303(4)(b)).
• Fines: Section 720.305 provides that a fine "may not exceed $100 per violation" unless the governing documents provide otherwise, with a $1,000 aggregate limit for continuing violations unless the governing documents provide otherwise. That limit is not new with HB 1203. The bill added, among other things, a ban on fines for garbage receptacles left at the curb within 24 hours of collection and for holiday decorations until one week after written notice.
• Parking: Governing documents may not prohibit an owner or the owner's tenant, guest or invitee from parking a personal vehicle, "including a pickup truck," in the owner's driveway or other area where there is a right to park (Section 720.3075).
• Debit cards: An association and its officers, directors, employees and agents may not use a debit card issued in the association's name for association expenses, and using one for an expense that is not a lawful obligation of the association is theft (Section 720.303(13)).
• Criminal penalties: A director, member of the board or association, or community association manager who knowingly, willfully and repeatedly violates the records inspection rules with intent to cause harm commits a second degree misdemeanor. Destroying or failing to keep accounting records with intent to cause harm is a first degree misdemeanor. Accepting a kickback is a third degree felony.
• Audited financials: Associations with 1,000 or more parcels must prepare audited financial statements regardless of revenue. Revenue of $500,000 or more also requires an audit, and revenue of $300,000 up to $500,000 requires a review (Section 720.303(7)).

See HB 1203 (2024), Section 720.305 (fines) and Section 720.303 (records and financial reporting).

HB 1021 (Chapter 2024-244): Community Associations (Condominiums and Cooperatives)

HB 1021 took effect July 1, 2024 for most provisions. Among other changes, it decreases from 150 units to 25 units the threshold for a condominium association to maintain specified records on a website or mobile application, effective January 1, 2026. That 25-unit website rule comes from HB 1021, not HB 913. See HB 1021 (2024).

2025: DBPR Online Account & Condominium Changes

HB 913 (Chapter 2025-175): Condominium and Cooperative Associations

HB 913 took effect July 1, 2025 except where otherwise provided. It adds statewide obligations for Florida condominium and cooperative associations, including:

• Condominium and cooperative associations must create an online account with the Division of Condominiums, Timeshares, and Mobile Homes within DBPR and provide specified information by October 1, 2025, then update it annually (contact information within 30 days of a change).
• The structural integrity reserve study deadline moved from December 31, 2024 to December 31, 2025, and milestone inspection and study requirements apply to buildings of three or more "habitable" stories.
• The threshold for reserve items rose from $10,000 to $25,000, with annual inflation increases.
• Condominium associations may hold meetings by video conference, and must propose a substitute budget when the proposed budget exceeds 115 percent of the prior year's assessments.

The October 1, 2025 account date has passed. Associations that have not created their DBPR online account should do so now and confirm any consequences with counsel. See HB 913 (2025).

2026: New Laws to Know

• HB 803 (Chapter 2026-63, effective July 1, 2026): an HOA or architectural committee may not require a building permit as a prerequisite for its review (Section 720.3035(1)(c)). See HB 803 (2026).
• HB 797 (Chapter 2026-168, effective July 1, 2026): a rewrite of Chapter 617, the nonprofit corporation law, including new officer standards and judicial removal of directors. Which provisions apply to a particular association should be confirmed with counsel. See HB 797 (2026).

What Florida HOA Boards Should Do Now

• Confirm all HOA directors have submitted the required education certificate within 90 days of their election and are keeping up with annual continuing education (HB 1203, Section 720.3033).
• Verify your association's website or mobile application is operational if you have 100 or more parcels (HB 1203, Section 720.303(4)(b)).
• Review your fine schedule and procedures against Section 720.305: the $100 per violation figure applies unless your governing documents provide otherwise, and 14 days' written notice and a committee hearing are required.
• Condominium and cooperative associations: create your DBPR online account (HB 913; the statutory date was October 1, 2025).
• Condominiums with 25 or more units: confirm your required records are published on a website or mobile application, as required since January 1, 2026 (HB 1021).
• Ask counsel how the 2026 Chapter 617 rewrite (HB 797) and the HB 803 permit rule affect your governing documents.

How APM Provides Remote HOA Management in Florida

APM (Association Property Managers) provides professional remote HOA and condo management to Florida boards entirely online through our HOA Alchemy platform, covering financial reporting, member portals, board meeting preparation, and compliance tracking for communities in Miami, Orlando, Tampa, Jacksonville, and across the state. Our remote management team monitors Florida HOA law changes and builds compliance requirements directly into client procedures. Contact us at billing@apmhoa.com or call 810-777-7060, or visit apmhoa.com/remote-hoa-management/florida for a free remote management proposal.

This article is for general informational purposes only and does not constitute legal advice. For questions specific to your association, consult a licensed Florida attorney. Last verified October 26, 2026.