New Florida HOA Laws

The biggest recent change to Florida's Homeowners' Association Act, Chapter 720, was House Bill 1203 (ch. 2024-221), which took effect July 1, 2024 and is often called the HOA bill of rights. It gave owners more transparency and added real accountability for boards and managers. Later sessions made much smaller changes. Here's what changed, in plain language.

2026 and 2025

• Building permits (2026). An association or architectural committee can't require a government building permit before it reviews your plans (§720.3035(1)(c)). This came from HB 803 (ch. 2026-63).
• Nonprofit corporation law (2026). HB 797 (ch. 2026-168) rewrote Chapter 617, the nonprofit corporation law that applies to HOAs, effective July 1, 2026. It covers matters like directors' duties and liability. See fiduciary duty for Florida HOA board members.
• Dissolution bills didn't pass. In 2026, HB 657 proposed a process for dissolving HOAs, but it died in the Senate. If you read that owners can now vote to dissolve an HOA under a new 2026 law, that isn't so.

The other 2025 and 2026 amendments to Chapter 720 were technical corrections and conforming changes. The rules below are otherwise as HB 1203 left them.

Homeowner protections in HB 1203

• Hearings. Fines and suspensions already required 14 days' notice and a hearing. The hearing must now be held within 90 days after the notice (§720.305(2)(b)), and the committee must send its written findings within 7 days after the hearing (§720.305(2)(d)).
• Curing a violation. If you cure a violation before the hearing, or in the way the notice specifies, no fine or suspension can be imposed. If a committee approves a fine, it must set a payment date at least 30 days after notifying you (§720.305(2)).
• No fines for small things. An association can't fine you for leaving trash cans out within 24 hours of collection, or for holiday decorations unless they stay up more than a week after written notice (§720.305(7)).
• Items out of view. Under a 2023 law that HB 1203 amended, an association can't restrict items on your parcel that can't be seen from the frontage, an adjacent parcel, an adjacent common area or a community golf course. That includes artificial turf, boats, flags, vegetable gardens, clotheslines and recreational vehicles, unless state or local law bans them (§720.3045).
• Accounting on request. You can ask the board in writing for a detailed accounting of what you owe. It has 15 business days to respond, and you can ask again after 90 calendar days (§720.303(14)).
• Vendors and vehicles. Your documents can't stop you from parking a personal vehicle or a non-commercial work vehicle in your driveway, or from hiring a contractor just because they aren't on a preferred vendor list (§720.3075(3)).

Hurricane protection

A separate 2024 law (ch. 2024-205) requires every HOA to adopt specifications for hurricane protection such as shutters, impact windows and qualifying roof systems. The board can't deny an application that meets those specifications, though it can require you to follow an existing unified building scheme (§720.3035(6)).

Transparency and records

• Documents online. Since January 1, 2025, associations with 100 or more parcels must post key documents on a website or app, in a password-protected section for owners (§720.303(4)(b)). They include governing documents, budgets, a list of contracts, and meeting notices and agendas.
• Managers. A community association manager or firm serving an HOA must attend at least one member or board meeting a year, give members the assigned manager's contact details, hours and duties, and provide a copy of the management contract on request (§468.4334(3)).

Accountability for boards and managers

• Director education. Newly elected or appointed HOA directors must complete state-approved education within 90 days of taking office, retake it at least every 4 years, and complete 4 or 8 hours of continuing education a year depending on the size of the association (§720.3033(1)).
• Blocking records. A director, board member or manager who knowingly, willfully and repeatedly blocks access to records, intending harm, commits a second-degree misdemeanor. Destroying accounting records or failing to keep them with intent to harm is a first-degree misdemeanor, and refusing to produce records to hide a crime is a third-degree felony (§720.303(5)).
• Kickbacks. Knowingly soliciting or accepting a kickback is a third-degree felony, and the board must immediately remove the officer or director it finds responsible (§720.3033(3)).
• Election fraud. Fraudulent voting activity, including changing a ballot or buying a vote, is a first-degree misdemeanor (§720.3065).
• Debit cards. An association can't use a debit card for its expenses. Using one for anything that isn't a lawful association obligation is theft (§720.303(13)).
• Removal. A director or officer charged with certain crimes, such as theft of association funds or forging a ballot envelope, must be removed from office (§720.3033(4)).

What this means for you

If you're a homeowner, you have stronger footing to demand records, contest an improper fine, and expect the board to follow the rules. Keep written copies of every request and response.

If you're a board member or manager, compliance is mandatory, documented and, in cases of misconduct, potentially criminal. Complete your education, post records if your community has 100 or more parcels, and follow the notice-and-hearing steps precisely.

Condominiums under Chapter 718 got their own reforms, including HB 1021 in 2024 and HB 913 in 2025. See Florida Condo Laws and Florida Condo Milestone Inspections & Reserves.

Learn more

• Florida HOA Laws: A Plain-Language Guide to Florida Statute 720
• Florida Statutes Chapter 720 — Homeowners' Associations (2026)
• Laws of Florida, ch. 2024-221 (HB 1203)
• Florida DBPR — community association resources

Statutory content on this page was last verified against the 2026 Florida Statutes on 2026-11-04. Confirm current statute text at flsenate.gov before relying on it.