Florida condo & HOA glossary

Definitions you'll see in board paperwork, statutes, and inspector reports — kept short and accurate.

Community Association Manager (CAM): A Community Association Manager (CAM) is licensed by the Florida DBPR under Chapter 468, Part VIII, to perform management services for community associations including budget preparation, records maintenance, and assisting boards with statutory compliance. CAMs serve under contract and do not replace board authority.; See: §718.501
Structural Integrity Reserve Study (SIRS): A Structural Integrity Reserve Study (SIRS) is required by Florida §718.112(2)(g) for residential condominium buildings three stories or higher. It identifies the remaining useful life of structural and waterproofing components and the funds needed to replace them, completed by a qualified engineer or architect.; See: §553.899, §718.112
Estoppel Certificate: An estoppel certificate is a written statement issued by a condominium association under §718.116(8) that certifies the amount an owner owes the association as of a specific date. It is requested in connection with the sale or refinance of a unit, must be delivered within 10 business days, and the statutory cap on the fee depends on whether the account is delinquent.; See: §718.111
Parcel: In Chapter 720, a parcel is the legally-described unit owned by a member of the homeowners association — typically a single-family lot rather than a condominium unit. Parcels carry voting interests and are the subject of assessments, fines, and (where governing documents allow) liens under §720.305. The condo equivalent is a "unit" under Chapter 718.; See: §720.303, §720.306
Governing documents: A community association's governing documents are the recorded declaration (of condominium or of covenants), the articles of incorporation, the bylaws, and the current written rules adopted by the board. They are official records under §718.111(12)(a) or §720.303(4) and control what the board may do, how amendments pass, and what owners owe. Florida statutes override conflicting provisions, but otherwise the documents control.; See: §720.303, §718.111
Voting interest: A voting interest is the share of the association vote each member or parcel carries. The default rule is one vote per condominium unit (§718.103(29)) or one vote per HOA parcel (§720.301(13)); governing documents may weight votes differently for mixed-use, sub-association, or split-class arrangements. The 30% Chapter 720 quorum and the two-thirds amendment threshold of §720.306 are calculated against total voting interests.; See: §720.306
Milestone Inspection: A milestone inspection is the structural review required by §553.899 for condominium and cooperative buildings three or more stories above ground. The first inspection is due at 30 years from the certificate of occupancy — 25 years if the local agency requires it for buildings within three miles of the coast — and every 10 years thereafter. Phase 1 is a qualitative visual review by a licensed engineer or architect; Phase 2 follows only when Phase 1 finds substantial deterioration.; See: §553.899, §718.112
Assessment: An assessment is a mandatory charge each owner owes to the association for their proportional share of common expenses, as set in the adopted budget. Under §718.116, unpaid condo assessments accrue interest, late fees, and attorney fees and may be perfected as a lien on the unit. The HOA equivalent attaches under §720.3085. Assessments are distinct from fines: fines under §718.303(4) may never become a lien against a condo unit.; See: §718.111, §718.303, §720.305
Special Assessment: A special assessment is a one-time or non-recurring charge imposed to fund a capital repair, replacement, or improvement not covered by the regular operating budget. Florida §718.112(2)(c)1 requires 14 days' written notice to all owners before the meeting at which a special assessment will be considered. The HOA equivalent appears in §720.303(2)(c). Owners cannot veto a validly noticed special assessment, but some governing documents require a membership vote for amounts above a threshold.; See: §718.112, §720.303
Declaration: The declaration — "declaration of condominium" under Chapter 718 or "declaration of covenants, conditions, and restrictions" under Chapter 720 — is the recorded instrument that legally creates the community. It defines units or parcels, common elements, voting rights, assessment methodology, and use restrictions. The declaration is an official record under §718.111(12)(a) and §720.303(4)(a), must be posted on the association website under §718.111(12)(g), and may be amended only at the threshold specified in the document or by statute.; See: §718.111, §720.303
Bylaws: Bylaws set the internal operational rules for a Florida condominium or HOA: how directors are elected and removed, how meetings are noticed and conducted, officer titles and duties, quorum requirements, and the amendment process. Bylaws are an official record under §718.111(12)(a) and §720.303(4)(a), must be posted on the §718.111(12)(g) statutory website, and may not conflict with the declaration or Florida statutes. Florida courts apply the bylaws as written, so precision in drafting matters.; See: §718.111, §720.303, §720.306
Articles of Incorporation: The articles of incorporation are the document filed with the Florida Division of Corporations (or its predecessor) that forms the community association as a Florida not-for-profit corporation. They state the association's name, purpose, registered agent, and initial directors. Articles are official records under §718.111(12)(a) and §720.303(4)(a), must appear on the statutory website under §718.111(12)(g), and may be amended by a vote consistent with Chapter 617 (the Florida Not For Profit Corporation Act) and the governing documents.; See: §718.111, §720.303
Quorum: A quorum is the threshold of participation required to make a meeting legally competent to act. For Florida HOA member meetings, §720.306(1)(a) sets the default quorum at 30% of total voting interests unless the governing documents require a higher percentage. For condo associations, the default quorum for member meetings is a majority of unit owners, unless the bylaws provide otherwise. Board meetings typically require a majority of the board members to be present.; See: §720.306, §718.112
Proxy: A proxy is the written (or electronic) document by which an owner designates another person to cast votes at a members' meeting. Under §720.306(8), HOA proxies expire 90 days from the date executed unless a shorter period is stated. Proxies may be general or limited to specific items on the agenda. Florida law does not permit proxy voting in condominium board elections — those must be by secret written ballot under §718.112(2)(d).; See: §720.306, §718.112
Recall: A recall is the owner-initiated removal of one or more directors from office before their elected term expires. Under §720.303(10), an HOA recall may be effected by written agreement signed by a majority of all voting interests or by a special meeting called for that purpose. A recalled director may file for arbitration with the DBPR Division if they dispute the recall. Condo director recalls are governed by §718.112(2)(j), which has similar written-agreement and meeting procedures.; See: §720.303, §718.112, §718.501
Fining Committee: The fining committee is a body of at least three association members appointed by the board to serve as an independent check on the fine or suspension process. Under §720.305(2)(b), none of its members may be an officer, director, or employee of the association, or a spouse, parent, child, or sibling of one. The committee must give the accused owner 14 days' written notice of a hearing and confirm the proposed fine by majority vote. Without committee approval, the fine is void and uncollectable.; See: §720.305
DBPR Division of Florida Condominiums: The Division of Florida Condominiums, Timeshares, and Mobile Homes, a unit within the Florida Department of Business and Professional Regulation (DBPR), is the primary state regulator of residential condominium associations under §718.501. The Division has authority to investigate complaints, subpoena records, issue cease-and-desist orders, impose civil penalties, and arbitrate certain pre-suit disputes. HB 913 (2025) expanded the Division's enforcement powers. HOA disputes are handled separately by the DBPR Division of Land Sales, Condominiums, and Mobile Homes under Chapter 720.; See: §718.501, §718.303
Claim of Lien: A claim of lien is the recorded document that gives public notice of an association's lien against a unit or parcel for unpaid assessments, interest, late fees, and attorney fees. Under §718.116(5)(b), a condo claim of lien expires one year after recording unless the association files a foreclosure action within that period. The HOA equivalent under §720.3085 carries similar deadlines. Recording a claim of lien triggers the owner's right to contest it under §720.3085(1)(b) within 90 days.; See: §720.305, §718.303
Notice of Contest of Lien: A notice of contest of lien is a statutory document an owner may serve on the association after a claim of lien is recorded under §720.3085. Once properly served, the association has 90 days to file a foreclosure action or the lien is automatically extinguished. The notice must comply with the form and service requirements in §720.3085(1)(b). Owners should act promptly, as the contest right does not extend indefinitely after the lien is recorded.; See: §720.305, §720.303
Phase 1 Milestone Inspection: A Phase 1 milestone inspection is a visual, non-destructive review of a building's structural and waterproofing systems performed by a licensed engineer or architect as required by §553.899(2). The inspector assesses the condition of primary structural members, roofing, balconies, and exterior envelope and produces a written report. If the report identifies no substantial deterioration, the process ends. If substantial deterioration is found, a Phase 2 inspection involving destructive or non-destructive testing must follow.; See: §553.899
Phase 2 Milestone Inspection: A Phase 2 milestone inspection is triggered when the Phase 1 visual review under §553.899 finds evidence of substantial structural deterioration. It involves destructive or non-destructive testing methods selected by the engineer or architect to determine the extent and cause of the deterioration. The Phase 2 report must include repair recommendations and a timeline. The local enforcement agency must receive a copy, and repairs must generally begin within a time frame the agency specifies.; See: §553.899, §718.112
Reserve Study: A reserve study is a financial planning tool that inventories a community's common elements, estimates their remaining useful life and replacement cost, and calculates the annual contribution needed to fund replacements without a special assessment. Florida §718.112(2)(f) requires condo associations to maintain reserves for roof, plumbing, painting, pavement, and any component with a replacement cost exceeding a threshold. The Structural Integrity Reserve Study (SIRS) under §718.112(2)(g) is the mandatory structural subset for buildings three stories or taller.; See: §718.112, §553.899
Material Alteration: A material alteration or substantial addition to the common elements of a condominium requires approval by 75% of the voting interests unless the declaration specifies a different threshold, per §718.113(2)(a). Routine maintenance and repairs that restore an element to its original condition are not material alterations. In practice, disputes often arise over whether a change — such as replacing landscaping, resurfacing a pool, or installing new amenities — crosses the materiality line. Condo boards should seek legal counsel before undertaking significant common-element changes without a member vote.; See: §718.112, §718.111
Unit: Under Chapter 718, a unit is the portion of the condominium property that is subject to private ownership — typically the interior of an apartment or townhouse, with boundaries defined by the declaration. Unit owners hold title to their unit plus an undivided fractional interest in the common elements. The unit is the subject of assessments under §718.116, fines under §718.303, and the records and website obligations under §718.111(12). In Chapter 720 HOAs, the equivalent is called a parcel.; See: §718.111, §718.303
Developer Turnover: Developer turnover — also called "transition" — is the event at which the developer relinquishes control of the community association board to the unit or parcel owners. For condominiums, §718.301 triggers turnover no later than the earlier of three years after the first unit is closed or when 90% of units have been sold. For HOAs, §720.307 applies similar milestones. After turnover, the new board must obtain the developer's financial, legal, and physical records and commission its own inspection of the common areas.; See: §718.501, §720.303
Hurricane Protection: Florida §718.113(5) allows a condominium association to install or require hurricane protection on the exterior of units and common elements by a vote of the membership. Because hurricane shutters, impact glass, and storm screens alter the exterior appearance of the building, they would otherwise require approval as a material alteration. The statute creates a streamlined approval path and allows the association to maintain uniform standards for the protection systems, and to enforce unit-owner compliance.; See: §718.112, §718.111

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