For Florida homeowners associations
HOA management software built for Florida communities
HOA Cloud is homeowners association management software made for Florida. It runs the day-to-day work of an HOA, including violations and fine hearings, architectural requests, amenity reservations, collections, work orders and meetings. It also tracks the Chapter 720 rules behind them: the association website, owner records requests, director education and competitive bidding.
The Chapter 720 rules a Florida HOA runs on
Florida's HOA law has tightened in recent sessions, from the website mandate to director education. These are the obligations boards ask about most, what the statute says, and where each one lives in HOA Cloud.
Association website (§720.303(4)(b))
An HOA with 100 or more parcels must have had a website or app by January 1, 2025, with its official records in a section only parcel owners and association employees can access.
In HOA Cloud: Each association gets its own website with an owner login. The posting tracker shows which required records are up and which are late.
Owner records requests (§720.303(5))
Records must be made available within 10 business days of a written request. Missing the deadline on a certified-mail request creates a presumption of willful failure, with minimum damages of $50 a calendar day for up to 10 days, starting on the 11th business day.
In HOA Cloud: Owners request records from their portal. Each request is logged, the 10 business days are counted, and how and when you responded is documented.
Fines and suspensions (§720.305(2))
Before a fine or suspension, the owner gets at least 14 days’ written notice and a hearing before a committee of at least three members who are not officers, directors or employees, or their relatives. Fines are capped at $100 per violation and $1,000 in total for a continuing violation unless the governing documents say otherwise. A fine under $1,000 cannot become a lien.
In HOA Cloud: Violations run from the first notice through the committee hearing. Owners see each violation in their portal and can respond or appeal there.
Director education (§720.3033(1))
Within 90 days of election or appointment, each director files a certificate of completing the state-approved education curriculum, then completes 4 hours of continuing education a year (8 hours for associations with 2,500 or more parcels). A director who misses the deadline is suspended until they comply.
In HOA Cloud: Tracks every director’s certificate and continuing-education status, so a lapsed director is caught before the deadline.
Competitive bids (§720.3055)
Contracts that exceed 10% of the total annual budget, including reserves, must be competitively bid. The board does not have to accept the lowest bid.
In HOA Cloud: Competitive bidding has its own tracker, with the threshold figured from your budget.
Annual financial report (§720.303(7))
Due within 90 days after the fiscal year ends. The required level rises with revenue: a cash receipts report under $150,000, then compiled, reviewed and, at $500,000 or 1,000 parcels, audited statements.
In HOA Cloud: Produces the balance sheet, income statement and more than 20 other reports from the association’s books.
| Obligation | What Florida law requires | Statute | How HOA Cloud handles it |
|---|---|---|---|
| Association website | An HOA with 100 or more parcels must have had a website or app by January 1, 2025, with its official records in a section only parcel owners and association employees can access. | §720.303(4)(b) | Each association gets its own website with an owner login. The posting tracker shows which required records are up and which are late. |
| Owner records requests | Records must be made available within 10 business days of a written request. Missing the deadline on a certified-mail request creates a presumption of willful failure, with minimum damages of $50 a calendar day for up to 10 days, starting on the 11th business day. | §720.303(5) | Owners request records from their portal. Each request is logged, the 10 business days are counted, and how and when you responded is documented. |
| Fines and suspensions | Before a fine or suspension, the owner gets at least 14 days’ written notice and a hearing before a committee of at least three members who are not officers, directors or employees, or their relatives. Fines are capped at $100 per violation and $1,000 in total for a continuing violation unless the governing documents say otherwise. A fine under $1,000 cannot become a lien. | §720.305(2) | Violations run from the first notice through the committee hearing. Owners see each violation in their portal and can respond or appeal there. |
| Director education | Within 90 days of election or appointment, each director files a certificate of completing the state-approved education curriculum, then completes 4 hours of continuing education a year (8 hours for associations with 2,500 or more parcels). A director who misses the deadline is suspended until they comply. | §720.3033(1) | Tracks every director’s certificate and continuing-education status, so a lapsed director is caught before the deadline. |
| Competitive bids | Contracts that exceed 10% of the total annual budget, including reserves, must be competitively bid. The board does not have to accept the lowest bid. | §720.3055 | Competitive bidding has its own tracker, with the threshold figured from your budget. |
| Annual financial report | Due within 90 days after the fiscal year ends. The required level rises with revenue: a cash receipts report under $150,000, then compiled, reviewed and, at $500,000 or 1,000 parcels, audited statements. | §720.303(7) | Produces the balance sheet, income statement and more than 20 other reports from the association’s books. |
Summaries of the 2025 Florida Statutes for orientation, not legal advice. Your declaration and bylaws can add requirements; ask your association's attorney about your situation.
Everything an HOA board and its manager work from
The board, the manager, the office team and every owner work from one shared record instead of email threads and spreadsheets. The screens below are from a demo association.
Violations
Violations and fines that follow §720.305
A violation runs from the first notice through fines, including the committee hearing Florida requires before a fine or suspension can be imposed. Every notice, hearing and decision stays on the record.
Owners see their violations in their portal and can respond or appeal there, instead of by phone or letter.
- 1
Notice
The owner gets written notice of the violation and of their right to a hearing, at least 14 days ahead.
- 2
Committee hearing
A committee of three or more owners who are not officers, directors or employees hears the case.
- 3
Written findings
The committee sends its decision within 7 days of the hearing.
- 4
Payment date
An approved fine is due no sooner than 30 days after the owner is notified.
Architectural review
Architectural requests with the decision on the record
Owners submit architectural requests, like a patio and a pergola, with plans and photos attached. The board reviews each one, comments, and approves or denies it.
Every decision is kept with the request, so the next owner who asks why a neighbor's fence was approved gets a real answer.
Amenities
Owners book amenities themselves
Owners reserve the clubhouse, the fitness center or the tennis courts on their own. HOA Cloud blocks double bookings, and any amenity can require approval first.
Collections
Delinquent accounts, stage by stage
Collections lists every delinquent account with its stage, days at that stage, balance and the last notice sent, from a friendly reminder through formal demand and pre-lien notice.
Owners see their balance and full ledger in their portal, and the board gets delinquency aging alongside more than 20 other financial reports.
Maintenance
Requests, work orders and vendors in one flow
Owners report problems from their phone, with photos. A request becomes a work order, and the assigned vendor gets a secure link to send an estimate, check in on site, upload an invoice and close out the job.
- Vendor insurance certificates, licenses and W-9s on file, with expiration dates tracked daily
- Meetings with notices, agendas, proxies and minutes, plus secure online voting for owners who consent
- Announcements by portal and email, with a count of owners who viewed each one
- Budgets built from this year’s actuals, proposed and adopted in the platform
Compliance
Every Chapter 720 deadline becomes a dated task
The To-Do list shows each upcoming and overdue obligation with the statute behind it, what's due, and the next step. Ask for this week in plain English and you get a board-ready summary.
Records on File compares your documents with the official records §720.303(4) requires and shows what's missing. Drop in a folder and HOA Cloud files each document under its statutory category.
Owner portal
Owners help themselves, on any phone
Owners get a portal of their own on any phone, with the association's official records, announcements, and their own requests, bookings, violations and account.
Fewer phone calls to the office, and a written trail for every request.
- Read official records and meeting minutes
- Submit maintenance requests with photos
- Send architectural requests with plans
- Reserve amenities
- Respond to or appeal a violation
- Request records and track the response
- See their balance and full ledger
- Vote online, once they consent to electronic voting
Built for self-managed boards and management companies
Self-managed HOA boards
Volunteer directors get the deadlines, citations and next steps in one place, so running the association doesn't depend on who remembers what. Board members keep their own access to the association's records.
Management companies and CAMs
Every association you manage sits in one portfolio, with your team assigned to each. The office portal runs requests, work orders, violations and meetings across all of them. See the management company features.
Backed by the Compliance Shield guarantee
If HOA Cloud fails to flag a supported compliance item and the State of Florida fines you for it, we reimburse the fine, up to $14,000 a year.
Compliance Shield guarantee: reimburses verified State of Florida fines that result directly from a failure of HOA Cloud to track and alert on a supported compliance item, up to $14,000 per client per calendar year. Conditions and exclusions apply; see the Master Subscription Agreement. Read the agreement.
Florida HOA management questions
What is HOA management software?
HOA management software is the system a homeowners association uses to run its operations and keep its records: violations and fines, architectural requests, amenity reservations, collections, maintenance and work orders, meetings and votes, budgets and financial reports, and owner communication. In Florida it also has to keep up with the Chapter 720 rules. HOA Cloud combines all of that, with a portal for the board, the manager, the office team and every owner.
Does a Florida HOA need a website?
Yes, if it has 100 or more parcels. Under §720.303(4)(b), those associations had to have a website or mobile app by January 1, 2025, with official records such as the governing documents, budgets, financial report, contracts and meeting notices posted in a section only parcel owners and association employees can access. HOA Cloud gives each association its own website with an owner login and tracks which required records are posted.
How does a Florida HOA fine an owner?
Under §720.305(2), the board must give the owner at least 14 days’ written notice and the chance for a hearing before a committee of at least three members who are not officers, directors or employees of the association, or their relatives. The committee sends written findings within 7 days, and an approved fine is due no sooner than 30 days after notice. Fines are limited to $100 per violation and $1,000 in total for a continuing violation unless the governing documents allow more, and a fine under $1,000 cannot become a lien. HOA Cloud runs each violation through those steps and keeps the record.
How long does a Florida HOA have to provide records to an owner?
10 business days after it receives a written request (§720.303(5)). If the association misses that deadline on a request sent by certified mail, the law presumes the failure was willful, and the owner can recover minimum damages of $50 per calendar day for up to 10 days, starting on the 11th business day. HOA Cloud logs each request, counts the business days, and records how and when you responded.
What education do Florida HOA board members need?
Under §720.3033(1), each newly elected or appointed director must file a certificate of completing the state-approved education curriculum within 90 days. After that, directors complete at least 4 hours of continuing education a year, or 8 hours in associations with 2,500 or more parcels. A director who does not file on time is suspended from the board until they comply.
What is the difference between HOA software and condo software in Florida?
Florida HOAs are governed by Chapter 720 and condominium associations by Chapter 718, and the rules differ: website thresholds (100 parcels versus 25 units), competitive-bid thresholds (10% versus 5% of the budget), director education, financial reporting, and condo-only duties like structural integrity reserve studies and milestone inspections. HOA Cloud applies the right set of rules based on the association type.
Can a self-managed HOA board use HOA Cloud?
Yes. A board can run its association directly, and a management company can run many associations from one portfolio with its team assigned to each. Either way, the board keeps its own access to the association’s records.
How much does HOA Cloud cost for an HOA?
Pricing depends on the size of the association and the plan you choose. The pricing page lists the current plans, or you can book a 30-minute walkthrough and get a quote for your community.
Keep reading
Chapter 720 guide
The Florida HOA Act explained for boards, managers and CAMs.
Florida HOA compliance
The compliance obligations Florida associations face, in one place.
Condo management software
The same platform for Chapter 718 condominium associations.
For management companies
Run every association in your portfolio from one login.
Watch the 4-minute tour
A narrated walkthrough of the compliance side of the platform.
Compare HOA Cloud
How HOA Cloud stacks up against other association software.
See it with your own community
In 30 minutes we'll walk through how your HOA runs today and show where each piece lives in HOA Cloud.