What's changed in Florida HOA law?
Recent legislation that expanded compliance obligations for Florida homeowners associations.
Summary
Three major bills — HB 913 (2025), SB 4-D (2022), and HB 1203 (2024) — significantly expanded Florida HOA compliance obligations. These changes affect record-keeping, reserve requirements, structural inspections, and mandatory website access for associations with 100+ parcels.
Board members who were compliant under the old rules may now be out of compliance without realizing it.
What the statute requires
Three bills amended § 720.303 and related statutes, each targeting different aspects of HOA governance:
HB 1203
Website and records access
- HOAs with 100+ parcels must maintain a website or app with official records
- Expanded record retention requirements
- Strengthened member inspection rights
SB 4-D
Structural reserves
- Mandatory structural integrity reserve studies
- Reserves required for: roof, structure, fireproofing, plumbing, electrical, waterproofing, windows, parking
- No waiver of reserves — boards cannot vote to skip them
HB 913
Inspections and financial transparency
- Milestone structural inspections at 25 and 30 years
- Inspection reports must be maintained as official records
- Financial transparency requirements for reserve disclosures
These requirements apply retroactively to existing associations. Your HOA does not get grandfathered in because it was formed before the bills passed.
What this means in practice
Website and records
- 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
Reserves and budgets
- Boards can no longer vote to waive or reduce reserves for the 8 structural categories — this is the most significant practical change for most HOAs
- Budgets must now explicitly disclose reserve shortfalls to members
Structural inspections
- Buildings 3+ stories or 25+ years old must undergo milestone inspections — the resulting reports become permanent official records
Board liability
- The expanded enforcement provisions mean individual board members — not just the association — can be held personally liable for non-compliance
Related topics
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
- Structural inspection reports, reserve studies, and budgets are tracked as required documents
- Members get self-service access to published records without board involvement
Official sources
Florida Statute § 720.303 — Official Records (2024)HB 1203 (2024) — HOA website and records accessSB 4-D (2022) — Structural reservesHB 913 (2025) — Structural inspections and financial transparencyThis guide is for informational purposes only and does not constitute legal advice. Consult a qualified attorney for guidance specific to your association.