What Are Chapter 720 and 718?
Florida has two separate statutes governing residential communities: Chapter 720 (Florida Homeowners' Association Law) and Chapter 718 (Florida Condominium Law). Chapter 720 applies to traditional homeowners' associations—communities where owners hold title to land and improvements. Chapter 718 applies to condominiums—communities where owners hold title to individual units and share common elements. The distinction matters because each statute sets different rules for governance, dispute resolution, amendment procedures, and owner rights.
- Chapter 720 HOAs: Owners own their lot and home outright; the HOA manages common areas and enforces covenants through the recorded declaration and bylaws
- Chapter 718 condos: Owners own the unit interior; the condominium association owns and manages the building structure, common elements, and shared systems
- Your property deed and recorded declaration determine which statute applies—not the name on the sign or what neighbors call it
How to Confirm Your Association Type
The fastest way to confirm whether you live under Chapter 720 or 718 is to review your recorded declaration of covenants, conditions, and restrictions (CC&Rs) or declaration of condominium. These documents are filed in your county's public records and will explicitly state which statute governs the community. If the document is titled "Declaration of Condominium," you are under Chapter 718. If it is titled "Declaration of Covenants, Conditions & Restrictions" or similar, you are likely under Chapter 720. When in doubt, check the opening language of the declaration—it will cite the applicable statute directly.
- Request your recorded declaration from your county clerk's office (available online in most Florida counties) or ask your HOA for a copy
- Look for explicit language citing "Chapter 720" or "Chapter 718" in the declaration's opening sections
- If the declaration describes individual unit ownership with shared common elements (building structure, roof, walls), it is a condominium under Chapter 718
- If the declaration describes lot ownership with shared amenities (pools, roads, landscaping), it is an HOA under Chapter 720
Key Differences in Dispute Process
Chapter 720 and 718 differ in how disputes are handled, including notice requirements, response timelines, and appeal options. Chapter 720 HOAs must follow specific notice and hearing procedures before imposing fines; Chapter 718 condominiums have their own notice and hearing rules that differ in timing and scope. Understanding which process applies to your community ensures you meet the correct deadlines and use the right remedy when you receive a violation notice or fine.
- Chapter 720 HOAs must provide written notice of alleged violations and an opportunity to be heard before imposing a fine; Chapter 718 condos have similar but distinct procedural requirements
- Response and appeal deadlines differ between the two statutes; missing a deadline under the wrong process can forfeit your right to challenge a fine
- Chapter 720 allows owners to request mediation or arbitration before litigation; Chapter 718 has its own dispute resolution framework
- Both statutes require the association to follow its own bylaws and rules; failure to follow the correct statutory process may make a fine unenforceable
Why This Matters for Your Response
If you receive a violation notice or fine, the statute that governs your community determines which process you must follow to respond effectively. Using the wrong statute's procedures—or missing a deadline because you did not know which rules apply—can weaken your position or cost you the chance to challenge the fine. Confirming your association type at the outset helps you prioritize the correct next steps and deadlines.
- A Chapter 720 owner who follows Chapter 718 procedures (or vice versa) may miss critical deadlines or use an invalid remedy
- The association must follow its own statutory process; if it does not, you may have grounds to challenge the fine regardless of its merit
- Knowing your statute helps you decide whether to respond in writing, request a hearing, or pursue mediation before escalating to legal action
How StreetScout Confirms Your Chapter
When you receive a violation notice or need to understand your community's rules, confirming whether Chapter 720 or 718 applies is the first step to a grounded response. ScoutReport helps you extract and organize the key facts from your recorded declaration so you can see exactly which statute governs your dispute and which process you must follow. Upload your declaration or violation notice, and ScoutReport will flag the controlling statute and summarize the relevant rules—so you start with the right framework, not guesswork.
- Upload your recorded declaration or violation notice to ScoutReport; the tool extracts the statute citation and association type so you confirm Chapter 720 or 718 applies to you
- ScoutReport summarizes the key procedural rules (notice, hearing, response deadlines) that apply under your statute—so you know exactly what the association must do and what you must do to respond
- Review the extracted facts and statute summary, verify them against your own documents, and use them to plan your next step—whether that is drafting a response letter, requesting a hearing, or consulting a local attorney familiar with your statute
