Florida HOA Laws: A Compliance Guide to Chapter 720 (2026 Update)

Since the landmark legislation of July 1, 2024, Florida Homeowners' Associations (HOAs) have been operating under significantly stricter regulations. For boards and Community Association Managers (CAMs) in 2026, these "new" laws are now the standard for daily operations.

Failure to comply with these provisions—specifically House Bill 1203 and updates to Chapter 720—can now result in severe penalties, including criminal charges for board members.

This guide summarizes the current legal landscape for HOAs in Florida. (Note: These regulations apply specifically to HOAs under Chapter 720, distinct from Condo Associations under Chapter 718.)

A. Director Education Requirements

Compliance Status: Mandatory

Education is no longer optional or "honor system" based.

1. New Directors: Within 90 days of being elected or appointed, directors must complete the state-approved 4-hour educational curriculum. This certification is valid for four years.

2. Continuing Education (CE):

   • Small Associations (< 2,500 parcels): Directors must complete at least 4 hours of CE annually.

   • Large Associations (2,500+ parcels): Directors must complete at least 8 hours of CE annually.

3. Past Deadline Warning: For directors who were already serving prior to the 2024 changes, the deadline to complete the initial course was June 30, 2025. If a director has not met this requirement, they are currently in violation of state statute.

4. Written Certification: Directors must still certify in writing that they have read the association's governing documents and agree to uphold them.
   

B. Criminal Penalties for Board Members

Compliance Status: Active Enforcement

The state now enforces criminal penalties for specific actions taken by directors or officers.

• Removal from Office: Immediate removal is mandatory for directors charged with crimes such as ballot forgery, theft/embezzlement, destruction of official records, obstruction of justice, or fraudulent voting activities.

• Criminal Charges: Actions such as destroying accounting records to hide evidence, refusing to produce records to avoid detection, or engaging in vote tampering now carry varying degrees of misdemeanor and felony charges.
  

C. Official Records & Website Mandates

Compliance Status: In Effect since Jan 1, 2025

1. Mandatory Websites: As of January 1, 2025, all associations with 100 or more parcels must maintain a website (or mobile app). This digital portal must allow members to download specified official records.

2. Record Retention: Specific official records must be maintained for at least seven years, unless the association’s governing documents dictate a longer period.
   

D. Architectural Control & Homeowner Rights

Compliance Status: Active

Associations must strictly adhere to due process when enforcing standards or denying requests.

1. Written Denials: If an association denies an architectural modification (ARC) request, it must provide a written notice specifying exactly which rule or covenant was relied upon and exactly which part of the request was non-conforming.

2. Prohibited Restrictions: Associations cannot prohibit homeowners from installing the following in areas not visible from the frontage, adjacent parcels, common areas, or golf courses:

   • Vegetable gardens and clotheslines.

   • Artificial turf.

   • Boats, flags, and recreational vehicles (RVs).

3. Interior Freedom: HOAs have no authority over the interior of structures if the changes are not visible from the exterior frontage or common areas.

4. HVAC Systems: Associations cannot restrict or require specific reviews for HVAC, refrigeration, or ventilation systems if they are not visible from the frontage/common areas and if a similar system was previously approved.
   

E. Fines and Suspensions

Compliance Status: Active Strict Adherence Required

The procedure for levying fines is now heavily regulated to protect due process.

1. 14-Day Notice: You must provide 14 days' written notice of the owner's right to a hearing.

2. Hearing Timeline: The hearing must be held within 90 days of the notice. It may be conducted via telephone or electronic means.

3. The "Cure" Provision: If the violation is corrected before the hearing takes place, no fine or suspension may be imposed.

4. Written Findings: Within seven days after the hearing, the committee must provide written findings stating:

   • Whether the fine/suspension was approved or rejected.

   • How the owner can cure the violation.

   • The due date for the fine (which must be at least 30 days after the notice of decision).

5. Legal Fees: Attorney fees cannot be assessed until after the payment due date and appeal period have expired.

6. Prohibited Fines: You cannot fine residents for leaving garbage cans out (unless left for >24 hours) or for holiday decorations (unless left up >1 week after notice).
   

F. Parking Protections

Compliance Status: Active

HOAs are prohibited from banning the following vehicles:

1. Personal Vehicles: Including pickup trucks, parked in the owner's driveway.

2. Work Vehicles: Non-commercial work vehicles parked in the driveway, regardless of visible logos or insignia (unless classified as a "commercial motor vehicle" under s. 320.01(25)).

3. First Responder Vehicles: Assigned vehicles parked on public roads or rights-of-way within the community.
   

G. Financial Accountability

Compliance Status: Active

1. Debit Card Ban: The use of debit cards for association expenses is strictly prohibited. Misuse is grounds for immediate removal from office.

2. Financial Reporting: Associations with 1,000+ parcels must produce audited financial statements, regardless of total revenue.

3. Consistency: Associations cannot "downgrade" their reporting standard (e.g., moving from audited to compiled) for consecutive years.

4. Interest: Only simple interest may be charged on delinquent assessments. Compound interest is prohibited, even if your governing documents say otherwise.
   

H. Community Association Managers (CAMs)

Compliance Status: Active

If your association employs a CAM, they must now adhere to the following:

1. Transparency: CAMs must share their management contract with members upon request and provide contact info/availability.

2. Conflict of Interest: CAMs must disclose any potential conflicts and follow strict contract approval procedures. Contracts involving a conflict require a two-thirds vote of the board to pass.

3. Service Transfer: Upon termination, CAMs must return all records within 20 business days.
   

Conclusion

The regulations introduced in 2024 are no longer "new"—they are the operational baseline for 2026. Board members and CAMs must ensure they are fully compliant with these education, financial, and transparency standards to avoid liability.

Need to get your board certified? Prolicense Florida offers the state-approved Director Education courses required for compliance.