Florida HOA compliance, enforced as code

Decision body — independent committee

Fines and suspensions require a hearing before an independent committee of non-board homeowners; the board cannot decide its own fines. 720.305(2)(b)

In CommonGround: CommonGround requires the independent committee's recorded vote before a fine exists — a board-only fine has no path through the workflow.

Committee size — at least 3 members

Hearing before a committee of at least 3 members. 720.305(2)(b)

In CommonGround: A committee roster under 3 members is rejected before a hearing can even be scheduled.

Committee eligibility — disqualified roles

Committee members may not be officers, directors, or employees of the association. 720.305(2)(b)

In CommonGround: Eligibility is verified per member at scheduling time: officer, director, employee are screened off automatically, so an ineligible panel can never record a vote.

Committee eligibility — disqualified family relations

Committee members may not be the spouse, parent, child, brother, or sister of an officer, director, or employee. 720.305(2)(b)

In CommonGround: Family relations of board members and officers (spouse, parent, child, sibling) are flagged and excluded before the hearing is convened.

Notice, opportunity to be heard, and a recorded decision

If the committee, by majority vote, does not approve the fine, it may not be imposed. 720.305(2)(b)

In CommonGround: The workflow has no path around it: the notice must be sent, the opportunity to be heard must be offered, and the decision must be recorded — in that order — before a fine can exist.

Hearing notice — at least 14 days

At least 14 days' written notice of the right to a hearing before any fine or suspension may be imposed. 720.305(2)(b)

In CommonGround: A hearing scheduled sooner than 14 days after its notice is rejected with the citation; the scheduler simply won't offer an illegal date.

Hearing window — 90 days

The hearing must occur within 90 days after the notice is issued. 720.305(2)(b)

In CommonGround: CommonGround counts down the 90-day hearing window and alerts the board before it slips.

Written findings due in 7 days

The committee's written findings (decision, cure instructions, payment deadline) are due within 7 days of the hearing. Overdue findings are a compliance flag, not a blocked transition. 720.305(2)(b)

In CommonGround: CommonGround drafts the written findings from the hearing record and counts down the 7-day deadline.

Cure is a complete defense

If the violation is cured before the hearing, no fine or suspension may be imposed. 720.305(2)(b)

In CommonGround: A logged cure before the deadline dismisses the fine automatically — the statute makes cure a defense, and the workflow honors it without a board action.

Default courtesy cure window — 14 days

Default courtesy cure window granted with a courtesy notice (association practice; not a statutory minimum). 720.305(2)

In CommonGround: Courtesy notices default to a 14-day cure window, tracked like every other clock.

Per-day fine cap — $100

Fines may not exceed $100 per violation per day unless otherwise provided in the governing documents. 720.305(2)

In CommonGround: A daily fine over $100 is rejected at entry, with the citation, before it ever reaches a notice.

Aggregate fine cap — $1,000

Aggregate fines may not exceed $1,000 per continuing violation unless otherwise provided in the governing documents. 720.305(2)

In CommonGround: The running total is enforced as it accrues: the fine stops at $1,000 no matter how long the violation continues.

Documents may authorize higher caps

Higher caps apply only when the governing documents so provide; CommonGround requires a recorded governing-document attestation reference. 720.305(2)

In CommonGround: A higher document-authorized cap is accepted only with a recorded governing-document reference attached to the fine.

Payment due in 30 days

Payment deadline communicated in the written findings letter (the findings letter establishes the payment due date). 720.305(2)(b)

In CommonGround: The 30-day payment clock starts when the fine is recorded; reminders go out before it lapses.

HB 1203 protected categories: garbage receptacles at the curb on pickup day, holiday decorations within a reasonable window, HVAC not visible from frontage where a similar system was previously approved, and interior changes invisible from frontage or common areas. Enforcement requires an explicit recorded attestation. 720.3045 (HB 1203)

• Trash receptacle pickup day 720.3045 (HB 1203)
• Holiday decor in season 720.3045 (HB 1203)
• HVAC not visible 720.3045 (HB 1203)
• Interior change invisible 720.3045 (HB 1203)

In CommonGround: Violation intake screens every new case against Florida's protected categories and flags the citation before a notice ever goes out.