Florida • Board dispute / records
Your Florida board won't share records or play fair — what are your rights?
A Florida board that stops sharing records, decides things behind closed doors, or runs questionable elections is frustrating partly because it's unclear what your rights are and who, if anyone, can help.
The short answer
Florida has a community-association regulator that can sometimes help: DBPR Division of Condominiums, Timeshares & Mobile Homes; Condominium Ombudsman. Owners still have records, meeting, and election rights under the governing documents and Florida law. CondoSignal reads your documents against Florida's rules to tell you where you stand. Free.Florida at a glance
State regulator
Yes
DBPR Division of Condominiums, Timeshares & Mobile Homes; Condominium Ombudsman
Governing law
UCIOA-based
Not a UCIOA state — Chapter 718 (condos) and Chapter 720 (HOAs)
Super-lien
None
Safe-harbor cap: the lesser of 12 months' past-due regular assessments or 1% of the original mortgage debt
Resale disclosure
Cancellation right
7-day rescission on the resale disclosure (HB 913, 2025)
Who can help in Florida
Florida is one of the minority of states with an avenue short of court: DBPR Division of Condominiums, Timeshares & Mobile Homes; Condominium Ombudsman. Knowing whether your state offers a non-litigation path shapes your realistic options.
Your records and meeting rights
Most states give owners a right to inspect the association's financial records, contracts, and minutes, and to receive notice of meetings — under Not a UCIOA state — Chapter 718 (condos) and Chapter 720 (HOAs) and your governing documents. The scope and timelines vary, so the first step is establishing exactly what you're entitled to see and when. Put any records request in writing and keep the date.
Dysfunction vs. disagreement
Boards have broad discretion to make decisions you may dislike; the line into genuine dysfunction is usually procedural — records improperly withheld, meetings without notice, votes outside open session, flawed elections, or self-dealing. Those patterns are what a specialist can act on, and what's worth documenting.
Your rights in Florida
As a Florida owner you generally have rights to inspect association records, receive meeting notice, and a fair election under Not a UCIOA state — Chapter 718 (condos) and Chapter 720 (HOAs) and your governing documents, with DBPR Division of Condominiums, Timeshares & Mobile Homes as a possible avenue. None of this is legal advice — confirm against the current statute and a licensed professional in your state.
What to check
- Put your records request in writing and note the date.
- Check Florida's records-inspection right and timeline.
- Document missed meeting notices or closed-session votes.
- Review the governing documents for election procedures.
- Consider DBPR Division of Condominiums, Timeshares & Mobile Homes as a non-court avenue before you escalate.
- Watch for board self-dealing or undisclosed conflicts.
Sources
- Fla. Stat. § 718.112 (2025) — budgets, reserves, SIRS, special assessments(High)
- Fla. Stat. § 718.116 (2024) — assessments; liens; safe harbor; estoppel(High)
- Fla. HB 913 (2025) — SIRS deadline, $25k threshold, 7-day rescission(High)
Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Florida-licensed professional.
Related guide
Florida governance risk — the full guide →This page answers what to do right now. For how governance risk works in Florida — the law, the process, and what to check before you buy or sell — read the full state guide.
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“The board approved a $15,000-per-unit special assessment for façade repairs, payable over 12 months.”
Source: Board meeting minutes, p. 12 — quoted and linked in your report so you can verify it in seconds.
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