Florida Community Association Compliance: Important Deadlines for Condominium and HOA Boards

Florida condominium associations and homeowners’ associations have faced a significant expansion of their statutory compliance responsibilities in recent years. From new board member education requirements and online-records obligations to structural integrity reserve studies, fire-safety deadlines, and community association manager reporting, Florida community association boards have more dates and more ongoing obligations to track than ever before.

For Florida condominium and HOA board members, the challenge is no longer simply meeting a single deadline. Recent changes to Florida condominium and homeowners’ association laws have created continuing compliance obligations that require boards and community association managers to update records, complete education courses, maintain websites or mobile applications, and keep required association information current.

As 2026 progresses and associations prepare for 2027, Florida condominium and HOA boards should review what should already have been completed, what must remain current, and which deadlines are still ahead.

Board Member Education: A Continuing Obligation for Florida Condominiums and HOAs

Board member education has become an increasingly important component of community association governance in Florida. However, condominium and HOA directors are subject to different requirements.

Florida Condominium Board Members

Florida condominium directors are subject to the education and certification requirements set forth in Chapter 718, Florida Statutes. Directors elected or appointed before July 1, 2024, were required to meet the new education and certification requirements by June 30, 2025.

Each newly elected or appointed condominium director must submit both the written certification and the educational certificate within 1 year before being elected or appointed to the board or within 90 days after the date of election or appointment. The initial condominium director curriculum must be at least 4 hours and address subjects directly relevant to operating a Florida residential condominium association, including:

• Milestone inspections and Structural Integrity Reserve Studies (SIRS)
• Elections
• Recordkeeping
• Financial literacy and transparency
• Fining procedures
• Notice and meeting requirements

Education does not end after the initial course. Beginning 1 year after submitting the most recent written certification and educational certificate, and annually thereafter, a residential condominium director must submit a certificate showing completion of at least 1 hour of continuing education concerning recent changes to Chapter 718, Florida Statutes, and the related administrative rules.

Florida HOA Board Members

Florida homeowners’ association directors must also comply with significant education requirements as mandated by Chapter 720, Florida Statutes. A newly elected or appointed HOA director must complete a department-approved curriculum and submit the completion certificate within 90 days after election or appointment. The certificate is valid for up to 4 years, and the director must complete the education for newly elected or appointed directors at least every 4 years.

Florida HOA directors also have annual continuing education requirements. Directors of associations with fewer than 2,500 parcels must complete at least four (4) hours of continuing education annually, while directors of associations with 2,500 parcels or more must complete at least eight (8) hours of continuing education annually.

Association Websites: Condominiums and HOAs Need to Know Their Thresholds

Online access to association records is another area where Florida law has significantly expanded.

Condominium Associations – 25 or More Units

Effective January 1, 2026, the condominium website/mobile application requirement expanded to associations managing condominiums with 25 or more units, excluding timeshare units. In accordance with the statute, an association managing a condominium with 25 or more units, excluding timeshare units, must post digital copies of specified official records on its website or make them available through a qualifying mobile application. Unless a shorter period applies, a covered record must be posted within 30 days after the association receives or creates the document.

For condominium boards, creating the website or mobile application is only the beginning. Compliance is ongoing. Associations should consider implementing written procedures to determine:

• Which records must be posted
• When new records must be uploaded
• Who is responsible for posting them
• Which information must be redacted
• Whether older documents must remain available

Associations should also consider conducting periodic website-compliance audits rather than assuming that a website remains compliant merely because it was established before the statutory deadline.

Homeowners’ Associations – 100 or More Parcels

Florida homeowners’ associations also have website requirements, which became effective on January 1, 2025. A homeowners’ association with 100 or more parcels must post specified documents on its website or make them available through a qualifying mobile application.

Required categories include the governing documents, current rules, current executory contracts and lists of certain bids, annual budgets, financial reports, current insurance policies, certifications for each directors, specified conflict-of-interest records, and required meeting notices and materials. Protected information must be redacted before posting.

Accordingly, condominium and HOA boards should make website and official-records compliance part of their routine management procedures.

DBPR Online Reporting for Florida Condominium Associations

Florida condominium associations also have important reporting obligations involving the Department of Business and Professional Regulation (DBPR).

Condominium associations were required to create an online account with the DBPR and initially submit the required association information and building and assessment information by October 1, 2025. However, this was not merely a one-time registration requirement.

Associations must continue to maintain required information and make applicable annual submissions and updates. As board members, managers, buildings and other association information changes, associations should determine whether corresponding DBPR information also needs to be updated.

A useful management practice is to review the association’s DBPR account after each annual meeting and whenever information regarding its board, manager, contact information, website address, buildings, construction activity, assessments, or financial institutions changes.

Community Association Manager Reporting Requirements

Florida’s recent statutory changes also impose online reporting requirements for licensed community association managers and community association management firms.

A Florida community association manager (CAM) must create and maintain an online licensure account with DBPR. The CAM must identify the community association management firm for which the CAM provides management services and each community association for which the CAM serves as the designated onsite community association manager. The CAM must update the required information within 30 days after a change.

Community association management firms similarly have obligations regarding the identification of the CAMs they employ. These requirements are relevant to both condominium and HOA communities that retain licensed community association management. Although the licensure-account obligation rests with the CAM or management firm, the board should confirm that management remains properly licensed and that information concerning the association is accurate.

Structural Integrity Reserve Studies: A Major Condominium Deadline Has Passed

One of the most significant changes affecting Florida condominium associations has been the implementation of the Structural Integrity Reserve Study (SIRS) requirements in Section 718.112(2)(g), Florida Statutes.

For applicable unit-owner-controlled condominium associations existing on or before July 1, 2022, initial SIRS generally had to be completed by December 31, 2025, for each building on the condominium property that is 3 habitable stories or higher. Associations that were required to complete the study but did not do so should promptly consult association counsel and the appropriate licensed professional.

There is, however, an important remaining 2026 deadline. An association required to complete a milestone inspection on or before December 31, 2026, may compete the SIRS simultaneously with the milestone inspection. In that circumstance, however, the SIRS may not be completed later than December 31, 2026.

For associations relying on this provision, the end of 2026 is quickly approaching. Boards should confirm the status of their engineer, inspections, reports and required submissions now rather than waiting until year-end.

Fire Sprinkler and Engineered Life-Safety Deadline for Condominiums

Another major deadline is approaching for applicable Florida high-rise condominium buildings. The Florida Fire Prevention Code established a phased schedule for applicable condominium associations proceeding with required fire sprinkler improvements or an Engineered Life Safety System (ELSS). The permitting milestone was January 1, 2026.

The next major date is January 1, 2027. By that date, applicable installation must be completed and the required final inspections by the authority having jurisdiction must be passed. For affected high-rise condominium associations, this is no longer a distant deadline.

Boards should be asking:

• Were the necessary permits obtained?
• Has construction commenced?
• Is the project on schedule?
• Are there contractor or supply delays?
• Is additional funding necessary?
• Has the local fire authority been involved?
• When will final inspections occur?

Fire and life-safety requirements can be highly building-specific. Associations should coordinate with their engineers, contractors, local fire officials and association counsel regarding the requirements applicable to their particular property.

Don’t Forget Annual Financial Reporting

Not every important Florida community association deadline comes from recently enacted legislation. Both condominium and homeowners’ associations have recurring financial-reporting requirements that should remain on the association’s annual compliance calendar.

For Florida HOAs, Section 720.303(7), Florida Statutes, requires the association to prepare and complete, or contract for the preparation and completion of, its financial report within 90 days after the end of the fiscal year, unless the bylaws provide another annual date. Within 21 days after completion or receipt of the final report, but no later than 120 days after the end of the fiscal year or other date provided in the bylaws, the association must provide each member with the report or written notice that the report is available upon request at no charge.

For Florida condominium associations, Section 718.111(13), Florida Statutes, likewise requires preparation or completion of the financial report within 90 days after the end of the fiscal year, unless the bylaws provide another annual date. Within 21 days after completion or receipt of the final report, but no later than 180 days after the end of the fiscal year or other date provided in the bylaws, the association must deliver the report or the statutorily permitted notice to each unit owner and preserve evidence of compliance by an officer’s or director’s affidavit. A change in directors does not reset the association’s statutory compliance calendar.

Compliance Should Be a Year-Round Process

The expanding requirements of Florida condominium law and Florida HOA law demonstrate why community association compliance can no longer be treated as an annual checklist completed immediately before an election or budget meeting.

For Florida condominium associations, SIRS, milestone inspections, reserve funding, DBPR reporting, website requirements and fire/life-safety obligations have created an increasingly complex compliance environment. Florida homeowners’ associations are likewise navigating expanded board education, website, official records and financial and management requirements.

The best approach for both condominium and HOA boards is to establish a year-round community association compliance calendar that identifies each requirement, the person responsible for satisfying it, the applicable deadline and the documentation demonstrating compliance. Because applicability may depend on the association’s governing documents, building characteristics, number of units or parcels, turnover status, and local requirements, boards should obtain association-specific legal and professional advice. Contact us if you have any questions regarding these deadlines.