Florida HOA Chapter 720 vs 718: Know Your Rules

Chapter 720 governs homeowners associations (HOAs), while Chapter 718 governs condominiums. The key difference lies in property ownership and governance structure. In a Chapter 720 HOA, you own your lot and home outright; the association manages common areas and enforces covenants. In a Chapter 718 condominium, you own the interior of your unit, and the association owns the building structure, roof, and common elements as a whole. This ownership difference cascades into different legal rights, dispute procedures, and enforcement rules.

• Chapter 720 HOAs: You own your property; the association enforces deed restrictions and covenants through its governing documents.
• Chapter 718 condos: You own your unit's interior; the association owns the building and common areas, and enforces the condominium declaration.
• The recorded declaration (or condominium declaration) is the legal document that determines which statute applies to your community.

Chapter 720 and 718 communities follow different procedures when disputes arise or violations are issued. Chapter 720 HOAs must follow specific notice and hearing requirements under Florida Statutes § 720.3027, while Chapter 718 condos operate under § 718.3027 and related sections. These differences affect how long you have to respond, what kind of hearing you can request, and whether certain disputes must go to mediation before litigation. Understanding your statute helps you meet deadlines and use the right appeal process.

• Chapter 720 HOAs must provide written notice of violations and a reasonable opportunity to cure before fines are imposed.
• Chapter 718 condos have their own notice and hearing procedures, including different timelines for responding to enforcement actions.
• Both statutes allow members to request hearings, but the format, timeline, and appeal rights differ significantly.
• Knowing which statute applies helps you file a timely response and avoid missing critical deadlines.

The easiest way to confirm your association type is to review your recorded declaration or condominium declaration, which should clearly state whether the community is established under Chapter 720 or 718. You can also check your closing documents, the community's website, or ask your property manager directly. The declaration is the controlling legal document and will specify the statute that governs your community. If you have received a violation notice or fine, the notice itself may reference the applicable statute or the governing documents.

• Review your recorded declaration or condominium declaration—it will state the applicable statute explicitly.
• Check your closing papers, deed, or homeowner documents for references to Chapter 720 or 718.
• Ask your property manager or HOA board which statute governs your community; they are required to know this.
• If you have a violation notice, it often references the statute or the governing documents that authorize the enforcement action.

When you receive a violation notice or fine, the statute that governs your community determines your rights and the steps you must take to respond effectively. A Chapter 720 HOA violation triggers different notice requirements, response windows, and hearing procedures than a Chapter 718 condo violation. If you respond under the wrong statute or miss a deadline tied to the wrong law, you may lose your right to challenge the violation or fine. Confirming your statute early ensures you follow the correct process and protect your legal standing.

• The statute determines how much time you have to respond, what kind of hearing you can request, and whether mediation is required.
• Responding under the wrong statute or missing a statute-specific deadline can weaken your position or cost you appeal rights.
• Your response strategy—whether to cure the violation, request a hearing, or negotiate—depends partly on which statute applies.
• Knowing your statute helps you prioritize next steps and avoid procedural mistakes that could hurt your case.

When you receive a violation notice or need to understand your community's rules, ScoutReport helps you extract and organize the key information from your recorded declaration or violation letter. By uploading your declaration or notice, ScoutReport identifies whether Chapter 720 or 718 applies and flags the governing documents that control your dispute. This clarity at the start ensures you follow the right process—the right notice requirements, response deadlines, and hearing procedures—from day one.

• Upload your recorded declaration or violation notice to ScoutReport and extract the statute reference and key governing documents.
• ScoutReport analyzes the declaration to confirm whether Chapter 720 or 718 applies and summarizes the rules that affect your response.
• Review the extracted information to verify your association type, then use that confirmation to guide your next steps—whether requesting a hearing, drafting a response, or consulting an attorney familiar with the correct statute.
• StreetScout fits this workflow: ScoutReport helps you confirm whether the recorded declaration sets up a Chapter 720 HOA or a Chapter 718 condominium so you follow the right process from the start. When you move from reading to action, StreetScout keeps summaries, drafts, and uploaded governing documents in one place so you are not re-explaining context at every step.