Florida has separate statutes for homeowners' associations and condominiums. If you received a fine, the first step is identifying which one applies to your property, then reading it alongside your governing documents. This guide covers the points homeowners commonly review before responding.
Record the notice date, the date and method of delivery, the rule cited, the amount, and any hearing or response date. Keep the envelope or email.
Identify your association type
Homeowners' associations in Florida are generally governed by Chapter 720 of the Florida Statutes. Condominium associations are generally governed by Chapter 718. Some communities have both, for example a condominium inside a larger master HOA. Your declaration usually states which applies. Reading the wrong chapter can lead you to look for procedures that do not apply to you.
HOAs: notice and a committee hearing
Under Florida Statutes 720.305, an HOA generally may levy reasonable fines or suspend certain use rights only after giving the owner at least 14 days notice and an opportunity for a hearing before a committee of members who are not board members or related to them, as the statute describes. The section also addresses how the committee decides, limits on fine amounts and liens, and when a fine becomes payable. Read the current text for each requirement, since this section has been amended in recent years.
When you compare your notice with 720.305, practical questions include: Did you receive at least 14 days notice? Does the notice describe the violation and the proposed fine? Is a hearing offered before an independent committee? Has the fine been imposed before the hearing took place? These are questions to raise, not conclusions. Your declaration and rules may add steps.
Condominiums: fines under 718.303
For condominiums, Florida Statutes 718.303 generally addresses fines and suspensions, including notice and an opportunity for a hearing before a committee of unit owners, and limits on amounts. The requirements are similar in structure to 720.305 but not identical. Check the current text of 718.303 and your condominium documents rather than assuming the HOA rules apply.
Request the relevant records
HOA members generally have the right to inspect official records under 720.303, and condominium owners under 718.111. Both sections describe what counts as an official record, how to make a written request, response time frames, and items that may be withheld. Confirm the current text before sending a request.
Useful records often include the rule or covenant cited, the fine policy, committee appointment records, board minutes, and any inspection notes or photos about your property. Request specific items in writing, consider sending it in a way that shows the date of delivery, and keep a copy.
Track every deadline
Note the hearing date, any cure date, and any payment date. If you cannot attend the hearing, ask in writing for a different date before it passes. If the notice mentions a lien, collections, or foreclosure, read it carefully, since Florida treats fines and assessments differently in several respects.
How to respond
Prepare a short written statement for the committee. Identify the notice, explain what you agree with and what you dispute, and attach photos, dates, and records. If the notice period or committee seems not to match the statute or your documents, say so plainly and ask the association to address it. Keep the tone calm and factual.
After the hearing, note whether the committee approved, reduced, or rejected the fine, and the date of any written decision. For more detail, see HOA Hearing: How to Prepare and Can an HOA Fine You Without Notice?
When to get legal help
Consider a licensed Florida attorney if fines are large or continuing, a lien or foreclosure is mentioned, you have been sued, use rights have been suspended, or the association refuses records or a hearing. Florida also has pre-suit procedures for some association disputes; an attorney can explain whether they apply.
This guide is general information, not legal advice. Applicability depends on current Florida law, your association type, governing documents, and facts. Consult a licensed Florida attorney about your case.