Florida HOA Board Meetings, Elections & Records

Section 720.303(2) requires board meetings to be 'open to all members,' except meetings with the association attorney on pending litigation, with notice posted at least 48 hours in advance and members allowed to speak on agenda items. Section 720.306 sets member-meeting rules: a 30 percent quorum unless the bylaws say otherwise, at least 14 days' notice, a right to speak at least 3 minutes per item, and board elections by plurality. Section 720.303(4)-(5) requires keeping official records seven years and making them available for inspection within 10 business days of a written request; members may photograph records, while attorney-client, personnel, and certain personal records are exempt. HB 1203 (2024) requires associations with 100 or more parcels to post governing documents online by January 1, 2025, and new directors to complete an education course within 90 days.

No criminal penalty. A member denied access to records may recover the greater of actual damages or statutory minimum damages, and an association that fails to permit inspection within 10 business days is presumed to have willfully failed to comply. Improperly closed meetings or defective elections can be challenged, with election disputes filed within 60 days.