MEETING RULES: FLORIDA
Florida meeting rules,
between elections.
Florida splits by chapter and a board that reads the wrong one gets the wrong answer: homeowners associations are Chapter 720 and condominiums are Chapter 718.
Both give 14 days for the annual meeting and 48 hours for a board meeting, and Florida is the only one of these eight states whose statute spells out how a video-conference meeting must be noticed and recorded.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Reviewed on Sep 1, 2026
NOTICE
Notice for the annual meeting in Florida
Days below are counted back from the meeting date. Where the statute sets a ceiling as well as a floor, the notice has to land inside the window, not simply before it.
Homeowners association
Florida Homeowners Association Act, Chapter 720
| Notice | The rule | Section |
|---|---|---|
| Members meeting | At least 14 days beforeEvery parcel owner and member gets actual notice of a membership meeting at least 14 days before it.How it travels: Mailed, delivered or electronically transmitted. | Fla. Stat. §720.306(5) |
Condominium
Florida Condominium Act, Chapter 718
| Notice | The rule | Section |
|---|---|---|
| Annual meeting | At least 14 days beforeWritten notice of the annual meeting includes an agenda, reaches each unit owner at least 14 days before, and is posted conspicuously on the property for 14 continuous days.How it travels: Mailed, hand delivered or electronically transmitted, and posted on the property for 14 continuous days. | Fla. Stat. §718.112(2)(d)4. |
| First notice of a board election | At least 60 days beforeAt least 60 days before a scheduled election the association sends a first notice of the election date. An owner who wants to be a candidate has to give written notice at least 40 days before.How it travels: Mailed, delivered or electronically transmitted. | Fla. Stat. §718.112(2)(d)5.a. |
| Second notice, with the ballot | 14 to 34 days beforeThe second notice goes out with the ballot and the candidate list, not less than 14 nor more than 34 days before the election. This is the window a condominium board is most likely to miss.How it travels: Mailed, delivered or electronically transmitted with the ballot. | Fla. Stat. §718.112(2)(d)5.a. |
Worked example: a meeting on Dec 1, 2026
- Homeowners association, members meeting: for a meeting on Dec 1, 2026, notice goes out by Nov 17, 2026.
- Condominium, annual meeting: for a meeting on Dec 1, 2026, notice goes out by Nov 17, 2026.
- Condominium, first notice of a board election: for a meeting on Dec 1, 2026, notice goes out by Oct 2, 2026.
- Condominium, second notice, with the ballot: for a meeting on Dec 1, 2026, notice goes out between Oct 28 and Nov 17, 2026.
That is arithmetic on the day counts above, nothing more. Your bylaws may ask for longer, weekends and holidays are not adjusted for, and a date is not a ruling on your meeting.
BOARD MEETINGS
Board meetings in Florida
Open to members
A board meeting happens whenever a quorum of the board gathers to conduct association business, and it is open to all members. Two things are not: a meeting with the association attorney about proposed or pending litigation, and a meeting held to discuss personnel.
Members may speak
Members have the right to attend and to speak on every designated agenda item. A condominium board of more than 10 units meets at least once a quarter, and at least four times a year the agenda has to include a chance for members to ask the board questions.
How directors vote
In a homeowners association, directors may not vote by proxy or by secret ballot at a board meeting. The one exception is electing officers.
A petition puts it on the agenda
If twenty per cent of the voting interests petition the board to take up an item, it goes on the agenda of the next regular meeting or a special meeting, and no later than 60 days after the petition arrives.
Homeowners association
Florida Homeowners Association Act, Chapter 720
| Notice | The rule | Section |
|---|---|---|
| Board meeting | At least 7 days beforeNotice identifying every agenda item is posted conspicuously in the community at least 48 hours before the meeting, except in an emergency. If you do not post, notice is mailed or delivered to each member at least 7 days ahead. A meeting that will take up a nonemergency special assessment or a rule about parcel use needs 14 days of written notice as well.How it travels: Posted in a conspicuous place at least 48 hours ahead, or mailed or delivered to each member at least 7 days ahead. | Fla. Stat. §720.303(2)(c)1., 2. |
Condominium
Florida Condominium Act, Chapter 718
| Notice | The rule | Section |
|---|---|---|
| Board meeting | No day count in the statuteNotice identifying every agenda item is posted conspicuously on the property at least 48 continuous hours before the meeting, except in an emergency. A nonemergency special assessment or a rule about unit use adds 14 days of mailed, delivered or transmitted notice.How it travels: Posted conspicuously on the condominium property. | Fla. Stat. §718.112(2)(c)1. |
MINUTES AND RECORDS
Minutes and records in Florida
Every vote in the minutes
Minutes of all meetings of the members and of the board are kept in written form or a form that converts to writing. In a homeowners association the minutes have to record how each director present voted, or that the director abstained, on every matter voted on.
Seven years, or forever
A homeowners association keeps its official records at least 7 years. A condominium keeps its declaration, bylaws, articles, current rules, developer documents and minutes permanently, and everything else at least 7 years. A recording of a condominium meeting held by video conference is kept at least 1 year after it is posted.
Ten days
A homeowners association makes records available to a parcel owner within 10 business days of a written request, and missing that on a certified-mail request raises a rebuttable presumption that the failure was wilful. A condominium has 10 working days. Denial is worth 50 dollars a day for up to 10 days, starting on the eleventh business day.
What a copy costs
A homeowners association may charge up to 25 cents a page on its own machine, and staff time only where retrieval and copying run past half an hour, capped at 20 dollars an hour. No personnel charge applies to a request of 25 pages or fewer. A member may photograph or scan the records instead, free.
PROXIES AND QUORUM
Proxies and quorum in Florida
Quorum, by chapter
A homeowners association quorum is 30 per cent of the total voting interests unless the bylaws set a lower number, and members present in person or by proxy decide the business. A condominium proxy is limited: general proxies may not be used for anything a limited proxy is required for, and no proxy of either kind may be used to elect the board.
Ninety days
A homeowners association proxy has to be dated, has to state the date, time and place of the meeting it is for, and has to be signed. It works only for that meeting as adjourned and reconvened, expires automatically 90 days after that meeting date, and is revocable at any time. A condominium proxy follows the same 90-day limit.
REMOTE MEETINGS
Meeting by phone or screen in Florida
Condominium video conference
A condominium board meeting may be held in person or by video conference, and a member joining by telephone or real-time video counts toward the quorum and votes as if present. If the meeting is by video conference the notice has to say so and carry a hyperlink, a conference telephone number and the physical address where owners may attend in person, and the meeting has to be recorded and kept as an official record. If the annual meeting is by video conference, a quorum of the board has to be physically present at that location.
Homeowners association directors
Chapter 720 does not carry a video-conference section. Where your association is incorporated as a Florida not-for-profit corporation, and unless the articles or bylaws provide otherwise, the board may let directors take part by any means of communication where all of them can hear each other at the same time, and a director doing so counts as present in person.
NEXT
What to do with this.
This page adds what the election page does not: The 48-hour board meeting posting, the members right to speak, the vote-by-vote minutes rule, the 10-day records clock with damages attached, and the video-conference notice and recording duties. The ballot rules for Florida stay where they already are, on vote.direct, and that page is linked below.
Reading a statute is not the same as running a meeting. Send us your roster and we set your community up on the phone, in one sitting. Call or text (512) 222-8191.
QUESTIONS
Florida board questions, answered
How much notice does a Florida association have to give for the annual meeting?
Every parcel owner and member gets actual notice of a membership meeting at least 14 days before it. For a meeting on Dec 1, 2026, that puts the notice by nov 17, 2026. That is arithmetic on the statute, not a ruling on your meeting. Fla. Stat. §720.306(5). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Are Florida HOA board meetings open to homeowners?
A board meeting happens whenever a quorum of the board gathers to conduct association business, and it is open to all members. Two things are not: a meeting with the association attorney about proposed or pending litigation, and a meeting held to discuss personnel. Fla. Stat. §720.303(2)(a), (b); §718.112(2)(c)5.. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Can an owner speak at a Florida board meeting?
Members have the right to attend and to speak on every designated agenda item. A condominium board of more than 10 units meets at least once a quarter, and at least four times a year the agenda has to include a chance for members to ask the board questions. Fla. Stat. §720.303(2)(b); §718.112(2)(c). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How much notice does a Florida board meeting need?
Notice identifying every agenda item is posted conspicuously in the community at least 48 hours before the meeting, except in an emergency. If you do not post, notice is mailed or delivered to each member at least 7 days ahead. A meeting that will take up a nonemergency special assessment or a rule about parcel use needs 14 days of written notice as well. Fla. Stat. §720.303(2)(c)1., 2.. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How fast does a Florida association have to answer a records request?
A homeowners association makes records available to a parcel owner within 10 business days of a written request, and missing that on a certified-mail request raises a rebuttable presumption that the failure was wilful. A condominium has 10 working days. Denial is worth 50 dollars a day for up to 10 days, starting on the eleventh business day. Fla. Stat. §720.303(5)(a), (b), (c); §718.111(12)(b). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How long does a Florida association have to keep its records?
A homeowners association keeps its official records at least 7 years. A condominium keeps its declaration, bylaws, articles, current rules, developer documents and minutes permanently, and everything else at least 7 years. A recording of a condominium meeting held by video conference is kept at least 1 year after it is posted. Fla. Stat. §720.303(4)(a); §718.111(12)(a)6., (12)(b). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Can a Florida association hold its meeting online?
A condominium board meeting may be held in person or by video conference, and a member joining by telephone or real-time video counts toward the quorum and votes as if present. If the meeting is by video conference the notice has to say so and carry a hyperlink, a conference telephone number and the physical address where owners may attend in person, and the meeting has to be recorded and kept as an official record. If the annual meeting is by video conference, a quorum of the board has to be physically present at that location. Fla. Stat. §718.112(2)(b)5., (2)(c)1., (2)(d)1., 2.. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Do proxies count toward a quorum in Florida?
A homeowners association quorum is 30 per cent of the total voting interests unless the bylaws set a lower number, and members present in person or by proxy decide the business. A condominium proxy is limited: general proxies may not be used for anything a limited proxy is required for, and no proxy of either kind may be used to elect the board. Fla. Stat. §720.306(1)(a); §718.112(2)(b)2.. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Does governance.center tell us our Florida meeting was properly noticed?
No, and it never will. We show you the statute, the date the arithmetic produces and the section it came from, so your board and your attorney can check our work. Your bylaws may set a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Your bylaws may ask for a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant. If something here does not match what your attorney reads, call (512) 222-8191 and tell us. We will correct it.