Your rights in a Florida condo
Units in a shared building, governed by Chapter 718. Records, fines, milestone inspections and SIRS, the Ombudsman, and a state division that can actually help.
Getting Started
Condo vs HOA in Florida: What's the Difference? (And Why It Matters)
Florida condos fall under Chapter 718 and DBPR regulates them; HOAs fall under Chapter 720 where DBPR mostly can't help. Find your path here.
Read →Florida Condo Laws in 2026: HB 1021 and What Changed
Florida condo law in 2026: HB 1021 expanded records rights, mandated milestone and SIRS reserves, and added a website rule. A plain-English summary.
Read →Records Access
Your Right to See Condo Records in Florida (Chapter 718)
Florida condo owners can inspect official records within 10 working days. Learn your rights, the $50/day penalty, and how to escalate to DBPR.
Read →How to Make a Condo Records Request in Florida (Chapter 718)
Step-by-step guide to requesting Florida condo records: what to write, the 10 working-day clock, the $50/day penalty, and how to escalate to DBPR.
Read →Meetings and Elections
Condo Meetings, Elections, and Recall in Florida (Chapter 718)
Florida condo owners can attend, speak, and record meetings, run in a proxy-free election, and recall the board. Know the notice and deadline rules.
Read →How to Get a Condo Election Monitor in Florida (Chapter 718)
Florida condo owners can petition for a neutral DBPR election monitor with 15% of voting interests or 6 owners. The association pays. Here is how.
Read →Assessments and Liens
Condo Assessments, Liens, and Foreclosure in Florida (Chapter 718)
Florida condo assessments, the mandatory payment order, 18% interest cap, the 45-day notice before foreclosure, and the safe harbor. Protect your unit.
Read →Florida Condo Special Assessment Rights (Chapter 718)
Your Florida condo board can levy special assessments, but must give 14-day notice and state the purpose. Know your rights and when reserves force one.
Read →Can My Condo Special Assess Me for Repairs in Florida?
Yes, a Florida condo can special assess you for repairs, but must give 14-day notice and state the purpose. Post-2024 reserve rules often require it.
Read →Building Safety
Condo Milestone Inspections and SIRS in Florida (Chapter 718)
Florida condos 3+ stories need milestone inspections and a SIRS. Learn the deadlines, the no-waiver reserve rule, and your rights as an owner.
Read →Florida Condo Milestone Inspection: Your Rights as an Owner
Florida condos 3+ stories need a milestone inspection by year 30, then every 10 years. Your rights to the report and to a compliant board, explained.
Read →What Is a SIRS, and Can My Florida Condo Waive It?
A SIRS is a required structural reserve study for Florida condos 3+ stories. For budgets after Dec 31, 2024, the reserves cannot be waived. Here is why.
Read →Complaints and Remedies
Can I Sue My Condo Association in Florida? (Chapter 718)
Yes, you can sue your Florida condo association, but most disputes need arbitration or mediation first under 718.1255. Here is the path and the deadlines.
Read →Condo Complaints and Remedies in Florida: DBPR, Arbitration, Court
How Florida condo owners escalate: DBPR complaint form 33-032, the Ombudsman, arbitration and mediation under 718.1255, and court. Know the ladder.
Read →The Florida Condo Ombudsman: What It Is and How to Use It
The Florida Condominium Ombudsman helps owners understand their rights and monitors elections, but has no enforcement power. Here is how to use it.
Read →How to File a Condo Complaint with DBPR in Florida (Form 33-032)
File a Florida condo complaint with DBPR using form 33-032. The Division must contact the association within 30 days. Step-by-step guide for owners.
Read →Everything here is a rule your association has to follow. If you sit on a condominium board yourself, getting these same rules right is how disputes like these never start. Florida requires new directors to certify, and BoardComply’s course is free to start.
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