Florida Homeowners’ Association Act, Chapter 720

Florida HOA Fines and the 14-Day Hearing Notice

Florida HOA fining authority is statutory, and §720.305 sets the procedure. The board must give 14 days’ notice and provide a hearing before a committee of non-board members before a fine takes effect. If the procedure is not followed, the statute states the fine has not been validly imposed. Whether your specific fine is enforceable is a question for a Florida HOA attorney; the statute defines the floor of what is required.

What the statute says

Section §720.305 sets four operational rules for Florida HOA fines:

Fining authority (subsection 2): the HOA may levy fines against any member or any tenant, guest, or invitee of a member for failure to comply with the declaration, the bylaws, or reasonable rules.
Caps: a fine may not exceed $100 per violation, and may not exceed $1,000 in the aggregate unless the governing documents authorize a higher amount. Verify the current text at flsenate.gov.
Notice + hearing requirement: a fine may not be imposed unless the board first provides at least 14 days’ written notice of the parcel owner’s right to a hearing. The hearing must be held within 90 days after issuance of the notice before a committee of at least three members appointed by the board who are not officers, directors, or employees of the association.
Effect of committee disapproval: if the committee does not approve the fine, it cannot be imposed. Approval is a precondition; without it the fine is not validly levied.

Source: flsenate.gov / Statutes / 720.305. Statute year: 2025. Verify against the current enrolled bill if new amendments have shipped since this page’s last review.

What this means in practice

The fining process under §720.305 has two procedural floors: the 14-day notice, and the committee hearing. Both must occur before the fine becomes effective. The committee is structural, not advisory: the statute requires three members who are not on the board and not related to anyone on the board. That structure is intended to keep the fining decision at one arm’s length from the people who proposed the fine.

Common scenarios where the rules apply:

Architectural-control violations (paint color, fence height, landscaping outside CCR specs).
Parking violations (commercial vehicles, overnight street parking, RV / boat storage).
Pet violations (breed restrictions, leash rules, designated areas).
Lease-restriction violations where the CCRs cap rentals.

What this page does not cover:

Florida condominium fines (Ch. 718 has its own analogous section).
Whether your specific fine notice met the §720.305(2)(b) content requirements.
Whether your specific committee meeting was procedurally valid.
Litigation strategy if you want to challenge an imposed fine.

Common questions

How much can a Florida HOA fine me?

Section 720.305(2)(b) caps fines at $100 per violation and $1,000 in the aggregate, unless the community's governing documents (the declaration or CCRs) authorize a higher amount. The cap is statutory; an HOA cannot raise it by board resolution alone.

Does the board have to give me notice before fining me?

Yes. Section 720.305(2)(b) requires the HOA to provide at least 14 days' written notice and an opportunity for a hearing before the fine becomes effective. The notice describes the alleged violation and tells the homeowner about the right to be heard.

Who decides whether the fine sticks?

Section 720.305(2)(b) requires that fines be approved by a committee of at least three members of the association who are not officers, directors, or employees, and not the spouse, parent, child, brother, or sister of an officer, director, or employee. If the committee does not approve the fine, the fine cannot be imposed.

What happens if the HOA skips the hearing?

Section 720.305(2)(b) makes the 14-day notice plus committee hearing a precondition: the fine is not effective unless both have occurred. If the procedure is skipped, the fine has not been validly imposed under the statute. Whether your specific fine was validly imposed is a question for a Florida HOA attorney.

When to talk to a Florida HOA attorney

HOAStream is an information-lookup tool. It points you to the exact statute text on the topic you asked about; it does not give legal advice, interpret your specific situation, or recommend action. If your question involves any of the following, talk to a Florida HOA attorney:

Pending litigation, demand letters, or threatened lawsuits.
A specific board procedure where the HOA may have already acted improperly.
Document interpretation (your community’s CCRs, bylaws, or rules).
Strategy decisions about how to respond to a board action.

For attorney referrals, the Florida Bar Lawyer Referral Service is at 800-342-8011.

Florida HOA records requests under §720.303(5) (records you can request to verify the violation history)
Florida HOA special assessments under §720.303(2) + §720.316 (related notice requirements)
Florida HOA estoppel certificates (§720.30851) (fines may appear on the certificate)
Florida HOA reserve requirements (§720.303(6)) (separate fiduciary-duty topic)
How HOAStream answers a question

Have a board needing more than info-lookup? Founding-customer pricing for HOA boards.