What's changed in Florida HOA law?

Recent legislation that expanded compliance obligations for Florida homeowners associations.

Summary

HB 1203 (2024) is the primary legislation that created new compliance obligations for Florida HOAs under Chapter 720. It mandates website access for associations with 100+ parcels, expands record retention, and strengthens member inspection rights.

Two other bills — SB 4-D (2022) and HB 913 (2025) — are frequently cited in HOA discussions, but they amend Chapter 718 (condominiums) and Chapter 719 (cooperatives), not Chapter 720. They do not create obligations for HOAs.

What the statute requires

HB 1203 amended § 720.303 directly, creating new obligations for HOAs:

HB 1203

2024 · Effective Jan 1, 2025 · Amends § 720.303(4)–(5)

Website and records access — applies to HOAs

HOAs with 100+ parcels must maintain a website or app with official records
Expanded record retention requirements (7-year minimum)
Strengthened member inspection rights

SB 4-D

2022 · Amends § 718.112 (condominiums only)

Structural reserves — condominiums and cooperatives only

Mandatory structural integrity reserve studies for condos
No-waiver restriction on reserves for 8 structural categories (condos only)
Does not apply to HOAs under Chapter 720

HB 913

2025 · Amends § 718.111(12), § 553.899

Inspections and financial transparency — condominiums and cooperatives only

Milestone structural inspections at 25 and 30 years (condo/co-op buildings)
Financial transparency requirements for condo reserve disclosures
Does not apply to HOAs under Chapter 720 (except minor CAM licensing changes under § 468)

HB 1203 requirements apply retroactively to existing associations. Your HOA does not get grandfathered in because it was formed before the bill passed.

What this means in practice

Website and records (HB 1203)

If your HOA has 100+ parcels and does not have a website with downloadable records, you are already non-compliant as of January 1, 2025
Willful failure to provide records now creates a rebuttable presumption that the association willfully failed to comply — the burden of proof shifts to the board

Budgets and reserves

§ 720.303(6) requires every HOA to adopt an annual budget
Reserve accounts are optional — they may be established by a majority vote of the membership
If reserves are established, members may vote annually to waive or reduce funding
The no-waiver restriction on structural reserves (SB 4-D) applies to condominiums under Chapter 718, not to HOAs under Chapter 720

Structural inspections (not applicable to HOAs)

Milestone structural inspections under § 553.899 apply to condominium and cooperative buildings only — not to HOA communities of single-family homes

Board liability

The expanded enforcement provisions in HB 1203 mean individual board members — not just the association — can be held personally liable for non-compliance with website and records obligations

How Snap§720 helps

Satisfies the § 720.303(4)(b) website requirement out of the box
Compliance scorecard maps your documents to the 14 required record categories
Budget and reserve study documents are tracked as required document categories
Members get self-service access to published records without board involvement

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Official sources

Florida Statute § 720.303 — Official Records (2024)HB 1203 (2024) — HOA website and records access SB 4-D (2022) — Structural reserves (condominiums only)HB 913 (2025) — Structural inspections (condominiums/cooperatives only)

This guide is for informational purposes only and does not constitute legal advice. Consult a qualified attorney for guidance specific to your association.