F.S. 468.4334 sets the licensing threshold for Community Association Managers in Florida. Boards sometimes assume that anyone can "manage" their HOA; the statute says otherwise for any community above specific size thresholds. Hiring an unlicensed manager for a community that requires licensing is a statutory violation + exposes the board to a DBPR investigation + renders the management contract voidable.

What the statute says

F.S. 468.4334(1):

A person is licensed to engage in community association management who complies with this part and is issued a license by the department. A person who engages in community association management for compensation is required to have a community association manager license unless such person is one of the following...

The statute then lists specific exemptions; most notably, an individual managing only their own community as a board member is exempt.

"Which communities require a licensed CAM?"

F.S. 468.431(2) defines "community association management" as services provided to:

Any community association that contains more than 10 units OR has an annual budget in excess of $100,000.

Three tests, in priority order:

1. Unit count over 10. If the community has more than 10 parcels, a licensed CAM is required for any management work performed for compensation.
2. Annual budget over $100,000. Even with 10 or fewer units, if the annual budget exceeds $100,000, licensed CAM required.
3. Board-member self-management is exempt. A director who voluntarily performs management tasks without compensation (and without holding themselves out as a CAM) does not require a license.

"What does the CAM license require?"

Four prerequisites per F.S. 468.4334(2):

1. High school diploma or equivalent.
2. Pre-licensure course. 18 hours of DBPR-approved education covering governance, accounting, insurance, maintenance, personnel, risk management.
3. Passing score on the CAM licensure exam.
4. Fingerprint-based background check. Covers criminal history
   • pattern-of-fraud disclosure.

Post-licensure: 15 hours of continuing education every two years (F.S. 468.4337), covering CAM-topic renewals + statutory changes.

"What services actually require a license?"

F.S. 468.431(2) defines the regulated services:

1. Receiving or disbursing association funds.
2. Preparing budgets + financial documents for the association.
3. Assisting in the noticing or conduct of association meetings.
4. Determining when assessments are due + coordinating collection.
5. Any other practice requiring specialized knowledge of community association management.

A bookkeeper who only writes checks is arguably inside the license requirement. A vendor coordinator who only scheduled landscaping is arguably outside. The statute draws the line narrowly when challenged.

"What happens if a board hires an unlicensed manager?"

Three consequences stack:

1. The management contract is voidable. The association can rescind + recover fees paid; the manager has no legal claim to recover work performed under an unlicensed contract.
2. DBPR investigation of both parties. The unlicensed manager faces fines + potential criminal charges under F.S. 468.4338. The board may face DBPR advisory action for complicity.
3. Director personal liability. Directors who knowingly approved an unlicensed engagement face fiduciary-breach exposure under F.S. 720.303(1); D&O coverage usually excludes willful statutory violations.

"Are there common exemptions boards miss?"

Three frequently-cited exemptions that DO apply:

1. Accountants + attorneys performing work within their own licensure. A CPA preparing association financials is exempt from CAM licensure for that specific service.
2. Real-estate licensees within their own scope. An agent selling an HOA parcel is not "managing" under 468.431.
3. Licensed contractors + vendors performing maintenance. The contractor fixing the pool pump is not a CAM.

Three frequently-claimed exemptions that do NOT apply:

1. "Volunteer" outside-directors. If the volunteer receives ANY compensation (including stipend or fee-waiver), the exemption is lost.
2. Spouses/family of a licensed CAM. License is individual; does not extend to household.
3. Out-of-state CAM licenses. Florida requires Florida licensure. An Arizona-licensed CAM managing a FL community must obtain FL licensure.

"What's the board's pre-hire diligence?"

Three-step CAM verification workflow:

1. DBPR license lookup. Public database at myfloridalicense.com. Verify current + unrestricted license.
2. Continuing-education current. Ask the candidate to produce current CE certification. Expired CE = CAM operating questionably.
3. Fingerprint-based background check on file. DBPR requires; board can ask the candidate to re-run + share results.

Why this post exists

HOAStream surfaces F.S. 468.4334 + F.S. 468.431 alongside the community's size metrics in under 500 milliseconds, so boards can verify whether CAM licensure is mandatory before any management engagement. Nothing in this post or in the product is legal advice. For a specific licensing dispute where the board hired outside the statute, a retained Florida HOA attorney is the right call.

If you want the full CAM-licensing statute stack alongside your community's size + budget metrics, sign up at /cam or /board.