Florida Homeowners’ Association Act, Chapter 720

How to Request Records from a Florida HOA

In Florida, an HOA has 10 business days to produce records after a written request, under §720.303(5). When that window passes without a response, the statute creates a rebuttable presumption that the association willfully failed to comply, and the homeowner can recover up to $500 per request in statutory damages. What that presumption means for your specific situation is a question for a Florida HOA attorney; this page covers what the statute itself says.

What the statute says

Section §720.303(5) sets four operational rules for Florida HOA records requests:

Official records (subsection 4): the recorded declaration, articles, bylaws, amendments, current rules, member roster, most recent year-end financial statement, current insurance policies, contracts the association is a party to, and 7 years of board and member meeting minutes. The full list is in the canonical statute at flsenate.gov.
Procedural form: the request must be in writing and delivered to the location where records are maintained or the address designated in the bylaws. The HOA designates a representative to receive these requests.
10-business-day clock (subsection 5): records must be made available within 10 business days of receipt by the board or its designee. The records must be available for inspection within 45 miles of the community or in the county where the association is located. Failure within the window, after a certified-mail request with return receipt requested, creates a rebuttable presumption of willful non-compliance.
Damages (subsection 5): minimum damages are $50 per calendar day, the calculation beginning on the 11th business day after receipt of the written request, up to 10 days. Reasonable attorney’s fees may also be awarded to the prevailing party.

Source: flsenate.gov / Statutes / 720.303. 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 clock starts when the HOA actually receives a written request, not when the homeowner sends it. Send by certified mail, return receipt requested, or by email to the designated address with a delivery / read receipt; that fixes the receipt date in writing.

Common scenarios where §720.303(5) applies:

Asking to see the most recent year-end financial statement ahead of a budget vote.
Asking for board-meeting minutes for the past several years to track a recurring vendor contract.
Asking for the membership roster to circulate a member-driven vote on a CCR amendment.
Asking for the current insurance policy and contracts the HOA has signed.

What this page does not cover:

Florida condominium records requests, which are governed by §718.111(12) (separate statute, separate timing).
Whether a specific record qualifies as a confidential record under §720.303(5)(c)(2) (medical, attorney-client, ongoing-litigation, personnel materials are excluded).
How to litigate a refusal or seek attorney’s fees; that is a Florida HOA attorney question.
Inspection logistics (in-person versus copies; the HOA may charge reasonable copy costs).

Common questions

What records can I request from a Florida HOA?

Section 720.303 subsection 4 defines the HOA's "official records." That includes the recorded declaration, articles of incorporation, bylaws, all amendments, current rules and regulations, the membership list, the most recent year-end financial statement, current insurance policies, contracts to which the association is a party, and minutes of board and member meetings for the prior 7 years. The exact list and any recent amendments are in the canonical text at flsenate.gov.

How long does the HOA have to respond?

Under section 720.303 subsection 5, the HOA must make the official records available for inspection within 10 business days after receipt by the board or its designee of a written request. The records must be made available within 45 miles of the community or in the county where the association is located.

What if the HOA does not respond?

Section 720.303 subsection 5 provides that failure to make records available within 10 business days, when the request was sent by certified mail with return receipt requested, creates a rebuttable presumption that the association willfully failed to comply. The statutory damages are $50 per calendar day, with the calculation beginning on the 11th business day after receipt of the written request, up to 10 days. Verify the current text at flsenate.gov before relying on these specifics.

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 fines and the 14-day hearing notice (§720.305) (related procedural rights)
Florida HOA estoppel certificates (§720.30851) (also a turnaround clock)
Florida HOA reserve requirements (§720.303(6)) (reserve schedule is a record you can request)
Florida HOA special assessments under §720.303(2) + §720.316 (assessment notices and budget docs are records)
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