Florida HOA & Condominium Records Request
How to Request HOA or Condominium Records in Florida
Florida owners have rights to inspect and copy association records, but the rules depend on whether you live in a homeowners' association governed by Chapter 720 or a condominium governed by Chapter 718. Tell us which one applies to you, and we'll draft the correct request.
What type of community is this request for?
We'll draft the correct request for your community type — this choice isn't saved, so you'll be asked again each time.
Not sure? Check your declaration or governing documents to see whether your community is a condominium.
Select a community type above to see the records-request process, statutes, and free draft tool for your association.
📘 Short Answer
Under Florida Statutes §720.303(5), HOA members have the right to inspect and copy official records, including financial statements, meeting minutes, contracts, and governing documents. The association generally must make records available within 10 business days after receiving a written request. Certified mail isn't required, but a certified-mail request that goes unanswered within that window creates a rebuttable presumption of willful noncompliance under §720.303(5)(b). Willful failure can lead to actual damages or minimum damages of $50 per calendar day for up to 10 days, beginning on the 11th business day.
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Tell us which HOA records you need
We check it against Florida Statutes Chapters 718 and 720
See what it says, what may be missing, and your options
How to make a records request
- ✓Submit the request in writing and identify the specific official records you want
- ✓State whether you'd prefer to inspect the records or receive copies — Florida law doesn't require you to formally elect one, just to say what you'd like
- ✓Consider sending it by certified mail, return receipt requested, so the 10-business-day presumption of willful noncompliance is available if the association doesn't respond in time
What your free draft includes
- ✓A professionally drafted records request citing §720.303
- ✓An itemized description of the official records requested
- ✓A reference to the association's 10-business-day availability window under §720.303(5)(a)
- ✓A reminder to send the request to the association's mailing address for official correspondence, with a concrete certified-mail recommendation
Common mistakes to avoid
- ×Describing the records too vaguely for the association to identify what's being requested
- ×Skipping certified mail and losing the §720.303(5)(b) willful-noncompliance presumption if the association goes quiet
- ×Assuming every association document is an inspectable official record, including records §720.303 protects from member access
⚖️ Relevant Florida Law
- § Fla. Stat. §720.303(5) — Gives homeowners’ association (HOA) members the right to inspect and copy official records; sets the 10-business-day availability window, the certified-mail willful-noncompliance presumption, the copying-cost schedule, and damages for willful failure.
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📘 Short Answer
Under Florida Statutes §718.111(12), condominium unit owners have the right to inspect and copy the association's official records. Under §718.111(12)(b), the association generally must make records available within 10 working days after receiving a written request; §718.111(12)(c)1.a separately provides that a failure to do so creates a rebuttable presumption of willful noncompliance — this isn't conditioned on certified mail the way a similar HOA presumption is. The association must also simultaneously give you a checklist identifying which records were made available and which were withheld.
Free to start · No credit card required · Already have an account? Log in
Tell us which condominium records you need
We check it against Florida Statutes Chapters 718 and 720
See what it says, what may be missing, and your options
How to make a records request
- ✓Submit the request in writing and identify the specific official records you want
- ✓State whether you'd prefer to inspect the records or receive copies — Florida law doesn't require you to formally elect one, just to say what you'd like
- ✓Certified mail carries no special benefit here — unlike an HOA request, §718.111(12)'s 10-working-day presumption applies regardless of how the request is sent
A condominium-specific right: the checklist
When a condominium association responds to your request, §718.111(12)(c)1.b requires it to simultaneously give you a checklist identifying which records were made available and which were withheld (with reasons) — a right Chapter 720 homeowners' associations don't have. Providing that checklist creates its own rebuttable presumption, this time of the association's compliance.
What your free draft includes
- ✓A professionally drafted records request citing §718.111(12)
- ✓An itemized description of the official records requested
- ✓A reference to the association's 10-working-day availability window under §718.111(12)(b)
- ✓A note on what to expect back: the association's own checklist obligation under §718.111(12)(c)1.b
Common mistakes to avoid
- ×Describing the records too vaguely for the association to identify what's being requested
- ×Assuming the HOA certified-mail presumption applies here too — it doesn't; §718.111(12)'s presumption isn't conditioned on delivery method
- ×Assuming every association document is an inspectable official record, including records §718.111 protects from member access
⚖️ Relevant Florida Law
- § Fla. Stat. §718.111(12) — Gives condominium unit owners the right to inspect and copy official records under the Florida Condominium Act; sets the 10-working-day availability window, the association’s companion checklist obligation, and damages for willful failure.
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