How to Request HOA Records in Florida

One of the strongest rights Florida gives HOA members is the right to inspect the association's official records. If you want to understand how your dues are spent, whether the board is following its own rules, or how a decision was made, this is how you find out.

Live in a condominium? Condo records follow different rules. See Florida Statute 718.111(12): Condo Official Records.

Not an owner yet? The declaration and its amendments are public records at the county. See how to find a Florida HOA's governing documents.

What you're entitled to see

Under Florida Statute 720.303(4), the association must keep these official records for at least 7 years, or longer if its documents require:

• Governing documents: the declaration of covenants, bylaws, articles of incorporation, every amendment to each, and the current rules.
• Minutes of all board and member meetings.
• The member roster: names, mailing addresses and parcels.
• Insurance policies.
• Contracts, including the management agreement. Bids for work must be kept for 1 year.
• Financial and accounting records: itemized receipts and expenditures, each member's account statement, tax returns, financial statements and reports, and any other records of financial information.
• Plans, permits and warranties for improvements to the common areas.
• Voting records: ballots, sign-in sheets and proxies, kept for at least 1 year.
• The buyer disclosure summary under §720.401.
• All other written records related to running the association.

The 10-business-day rule

Make your request in writing. The association must make the records available within 10 business days after the board or its designee receives it, within 45 miles of the community or in the same county (§720.303(5)). It can satisfy the request by giving you electronic access, or by letting you view the records on a screen and print them.

• You don't have to give a reason. The association can adopt reasonable written rules on when, where and how inspections happen, but it can't require you to state a purpose, and it can't limit you to less than one 8-hour business day of inspection a month.
• Use your phone for free. You can photograph or scan records with a phone, tablet or portable scanner, and the association can't charge for that.
• Send it certified. The legal presumption that a late response was willful applies only to a request sent by certified mail, return receipt requested.

What copies can cost

• Up to 25 pages: if there's a copier where the records are kept, the association must make the copies during your inspection, and it can't charge staff time.
• Copier charges: up to 25 cents a page.
• Staff time: only if retrieving and copying takes more than half an hour, and no more than $20 an hour.
• Large requests: for more than 25 pages, or if there's no copier on site, the association can use an outside copy service and charge the actual invoiced cost.

The website rule for 100 or more parcels

Since January 1, 2025, an association with 100 or more parcels must post key documents on a website or app, in a password-protected section for owners (§720.303(4)(b)). They include:

• The declaration, bylaws, articles and rules, with amendments.
• A list of current contracts, and a list of bids received in the past year.
• The annual budget, any proposed budget, the annual financial report and monthly income or expense statements to be considered at a meeting.
• Current insurance policies and each director's certification.
• Contracts involving a director's conflict of interest.
• Notices and agendas for member meetings at least 14 days ahead, on the homepage or a "Notices" page, plus any document to be voted on at least 7 days ahead.
• Board meeting notices and agendas.

The association must give any owner a username and password on written request.

What the association may withhold

Section 720.303(5)(g) lists the records members can't see:

• Records protected by attorney-client privilege, and attorney work product prepared for litigation, until the litigation ends.
• Information gathered to approve a sale, lease or transfer of a parcel.
• In a gated community, records of guests' visits.
• Personnel records of association and management company employees. Employment contracts and records showing what employees are paid stay open.
• Medical records of owners and residents.
• Personal identifying information: Social Security, driver license and credit card numbers, email addresses, phone and fax numbers, emergency contacts, and other personal details. Names, parcels, mailing addresses and property addresses stay open.
• Passwords and other electronic security measures, and the association's software.

If the board refuses

• Damages: a member who is denied access can recover actual damages or minimum damages of $50 per calendar day for up to 10 days, starting on the 11th business day after the request was received. That's up to $500.
• Attorney fees: the prevailing party in a lawsuit to enforce the governing documents or Chapter 720 is generally entitled to attorney fees (§720.305(1)).
• Crimes: since 2024, a director, board member or community association manager who knowingly, willfully and repeatedly (twice or more in 12 months) blocks access with intent to harm the association or its members commits a second-degree misdemeanor. Intentionally destroying accounting records, or failing to keep them, to cause harm is a first-degree misdemeanor. Refusing to produce records to hide a crime is a third-degree felony.
• Mediation first: a dispute over access to official records must go to presuit mediation before it can be filed in court (§720.311(2)).

How to write an effective request

1. Address it to the association, care of the board or its manager, in writing.
2. Be specific. List the exact records and the date range.
3. State that you're requesting inspection and copying of official records under Florida Statute 720.303(5).
4. Say you'll make your own copies with a phone or scanner, which the association can't charge for.
5. Send it by certified mail, return receipt requested, and keep a copy.
6. Note the delivery date. The 10-business-day clock starts when the association receives it.

Learn more

• Florida Statute 718.111(12): Condo Official Records and How to Request Them — for condominiums
• How to Find a Florida HOA's Governing Documents
• Florida HOA Laws
• Florida Statutes §720.303 — association powers, meetings and official records (2026)
• Florida Statutes §720.311 — dispute resolution (2026)

Statutory content on this page was last verified against the 2026 Florida Statutes on 2026-10-15. Confirm current statute text at flsenate.gov before relying on it.