Florida association records requests
Florida gives owners in condominiums, cooperatives and HOAs a right to the association's official records. Condominiums and cooperatives have 10 working days from receipt of the written request; HOAs have 10 business days. Missing the deadline can cost $50 a day in minimum damages, and condominiums must also give a checklist of records provided and withheld.
| Association | Deadline | Law |
|---|---|---|
| Condominiums | 10 working daysafter the written request is received | Fla. Stat. 718.111(12) |
| Cooperatives | 10 working daysafter the written request is received | Fla. Stat. 719.104(2) |
| HOAs | 10 business daysafter the written request is received | Fla. Stat. 720.303(5) |
Condominiums
This section of the Florida Condominium Act covers the official records of every condominium association.
- Who may ask
- Any unit owner, or a person the owner authorizes in writing. A renter may inspect and copy only the declaration, the bylaws and rules, and the building inspection reports.
- What starts the clock
- A written request to the board or its designee. The association may not require a reason for the request. Certified mail is not required.
- Deadline
- The records must be made available within 10 working days after the board or its designee receives the written request. The records must be available to an owner within 45 miles of the condominium property or within the county where it is located.
- Also
- Associations with 25 or more units (no timeshare units) must post the listed documents on a website or app within 30 days (the statute does not say business or calendar) after the association receives or creates them.
- Extensions
- The statute provides no extension.
- Copies and costs
- Owners may make or obtain copies at their own reasonable expense, if any. The association must let owners scan or photograph records with their own phone, tablet or scanner, and may not charge for that.
- What may be withheld
- Attorney-client and work-product records, personnel records, unit owners' medical records, and electronic security measures such as passwords.
- What must be protected
- Social Security numbers, driver license numbers, credit card numbers and similar personal identifying information.
- If the deadline is missed
- Missing the 10 working days creates a rebuttable presumption that the association willfully failed to comply. Minimum damages are $50 per calendar day for up to 10 days, starting on the 11th working day after receipt. An owner who wins an enforcement action recovers reasonable attorney fees from the person in control of the records who knowingly denied access. A director, board member or community association manager who willfully and knowingly or intentionally violates the records-access rule commits a second-degree misdemeanor and must be removed from office.
- Checklist or log
- The association must give the requester, at the same time, a checklist of all records made available and all records not made available. Delivering it creates a rebuttable presumption of compliance. The association must keep the checklist for 7 years.
- Website
- Associations managing 25 or more units (no timeshare units) must post the listed documents on a website or app.
- Record keeping
- Most official records are kept 7 years. Some records are kept permanently, bids and ballots 1 year, and inspection reports and structural integrity reserve studies 15 years.
Cooperatives
This section of the Florida Cooperative Act covers the official records of cooperative associations.
- Who may ask
- A unit owner or member.
- What starts the clock
- A written request to the board or its designee.
- Deadline
- The records must be made available within 10 working days after the board or its designee receives the written request. They must be available within 45 miles of the property or in the county where it is located.
- Extensions
- The statute provides no extension.
- Copies and costs
- Reasonable expense, if any. Actual costs may be charged for preparing and furnishing certain documents.
- What may be withheld
- Attorney-client and work-product records, lease and sale approval information, personnel records, medical records, and certain personal identifying information.
- What must be protected
- Personal identifying information.
- If the deadline is missed
- Missing the 10 working days creates a rebuttable presumption that the association willfully failed to comply. Minimum damages are $50 per calendar day for up to 10 days, starting on the 11th working day. The prevailing party receives attorney fees.
- Record keeping
- Official records 7 years. Ballots and bids 1 year. Inspection reports and structural integrity reserve studies 15 years.
HOAs
This section of the Florida Homeowners' Association Act covers the official records of homeowners' associations.
- Who may ask
- A member or parcel owner.
- What starts the clock
- A written request to the board or its designee. The association may not require a proper purpose, and may not limit inspection to less than one 8-hour business day per month.
- Deadline
- The records must be available within 10 business days after the board or its designee receives the written request.
- Also
- Associations with 100 or more parcels must post the listed documents on a website or app (the statute set January 1, 2025 as the date).
- Extensions
- The statute provides no extension.
- Copies and costs
- Up to 25 cents a page for copies made on the association's copier. If retrieving and copying takes more than half an hour, staff time may be charged at no more than $20 an hour, but never for requests of 25 pages or fewer.
- What may be withheld
- Attorney-client privileged material, personnel records, medical records, and other items listed in the section.
- What must be protected
- Personal identifying information listed in the section.
- If the deadline is missed
- The rebuttable presumption of willful failure applies only to a written request sent by certified mail, return receipt requested. Minimum damages are $50 per calendar day for up to 10 days, starting on the 11th business day, or actual damages if greater. A director, board member or community association manager who knowingly, willfully and repeatedly violates the records rule with intent to cause harm commits a second-degree misdemeanor.
- Website
- Associations with 100 or more parcels must post the listed documents on a website or app.
- Record keeping
- Listed records 7 years. Bids and voting records 1 year.
How HOAChime handles Florida requests
Each association's state and type sets the deadline automatically: working days for Florida condominiums and cooperatives, business days for HOAs, counted with Florida holidays. HOAChime sends reminder emails, shows a due-soon and overdue list across every association, and records the certified-mail receipt date. For condominiums it keeps the checklist of records provided and withheld for 7 years, with the reason each record was withheld and a full history of the request.
Checked against the statute text on 2026-11-13. This page is a plain-English guide, not legal advice. Laws change; follow the citation links for the current text, and ask the association's attorney about a specific request.