$100 per violation, $1,000 in the aggregate — but whether those are hard caps depends on which chapter you are in, and this is the most commonly misstated point in the field.

Condominiums: hard caps. Section 718.303(3) says the fine "may not exceed $100 per violation, or $1,000 in the aggregate." The phrase "unless otherwise provided in the governing documents" does not appear anywhere in the condominium provision. A declaration purporting to authorize a larger condominium fine is authorizing something the statute does not permit.

HOAs: the override phrase appears twice in s. 720.305(2), attaching to both the per-violation amount and the aggregate. An HOA declaration genuinely can set higher figures.

Both chapters permit fines for each day of a continuing violation on a single notice and opportunity for hearing — you do not re-notice every day.

At least three members, appointed by the board, who are not officers, directors or employees of the association, or the spouse, parent, child, brother or sister of an officer, director or employee.

Its role is purely a veto: it confirms or rejects the fine or suspension the board levied. It does not originate the fine and it does not set the amount. If it does not approve by majority vote, the fine or suspension may not be imposed — and the board has no power to override it. A tie, an inquorate committee, or abstentions that prevent a majority all defeat the fine.

One detail worth knowing when you are recruiting: the disqualification list is siblings and lineal relations only. It does not reach in-laws, grandparents, grandchildren, aunts, uncles, cousins or domestic partners.

At least 14 days in both chapters, plus an opportunity for a hearing before the committee. Beyond that they have diverged sharply.

Condominiums: 14 days' notice to the owner and, if applicable, any occupant, licensee or invitee. If the committee approves, the fine is due five days after notice of the approved fine is provided — note the trigger is delivery of the approval notice, not the hearing date. Written notice by mail or hand delivery.

HOAs: the 2024 legislation rebuilt the process into a seven-paragraph procedure that is materially more demanding. See the timeline below.

Notice, at least 14 days out, to the owner's designated mailing or e-mail address in the official records. The notice must contain a description of the alleged violation, the specific action required to cure it if applicable, and the hearing date, location, and access information if the hearing is by telephone or other electronic means. The owner has the right to attend electronically.

The hearing must be held within 90 days after issuance of the notice.

Within 7 days after the hearing, the committee must give written notice of its findings — including which fines or suspensions it approved or rejected, how the owner may cure the violation or fulfil a suspension, and the date by which any fine must be paid.

The payment date must be at least 30 days after delivery of that findings notice.

And the provision that changes enforcement strategy entirely: if the violation is cured before the hearing, or in the manner specified in either notice, a fine or suspension may not be imposed. Cure defeats the fine outright.

Condominiums: never."A fine may not become a lien against a unit." No threshold, no workaround. Cooperatives are the same.

HOAs: only at $1,000 or above."A fine of less than $1,000 may not become a lien against a parcel." Since the statutory aggregate cap is also $1,000, a lienable HOA fine in practice requires either a continuing violation fined to the full aggregate, or governing documents authorizing more. The lien capability and the cap override are linked.

Two different suspension powers with different procedures.

Violation-based: the right to use common elements, common facilities or association property for a reasonable period. This does require the 14-day notice and committee hearing, because the statute covers "a fine or suspension levied by the board."

Delinquency-based: where an owner is more than 90 days delinquent on any fee, fine or other monetary obligation, use rights may be suspended until paid in full. The notice and hearing requirements expressly do not apply.

What may never be suspended, condominiums: limited common elements intended to be used only by that unit, common elements needed to access the unit, utility services, parking spaces, and elevators. HOAs use a functional formulation instead — the portion of common areas used to provide access or utility services, and nothing may prohibit vehicular and pedestrian ingress and egress, expressly including the right to park. Do not assume the condominium elevator exclusion has an HOA analogue in the text.

Condominiums: the obligation must be more than $1,000 and more than 90 days delinquent — both, conjunctively. Proof of the obligation must be provided 30 days before the suspension takes effect, and at least 90 days before an election the association must notify the owner that voting rights may be suspended. HOAs and cooperatives: more than 90 days delinquent, with no dollar threshold, no 30-day proof requirement and no pre-election notice.

Suspended voting interests are subtracted from the total. The statute is emphatic: the total is reduced when calculating the percentage or number of all voting interests available to take or approve any action, and suspended interests are excluded for any purpose including quorum, conducting an election, and any approval threshold under the chapter or the governing documents. Suspension does not merely silence an owner — it lowers the bar for everyone else.

On full payment of all obligations currently due or overdue to the association. Not on payment of the specific item that triggered it.

The express statutory requirement attaches to delinquency-based suspensions: those must be approved at a properly noticed board meeting, after which the association notifies the owner in writing — by mail or hand delivery for condominiums, and by mail, hand delivery or email for HOAs. Fines and violation-based suspensions are levied by the board, which requires board action under the general governance provisions, but the statute does not extend that specific language to them. Your bylaws frequently impose more.

For HOAs, a suspension applies to the member and the member's occupants even if the delinquency or failure that caused it arose from fewer than all of the parcels the member owns.

No. The 2024 session rebuilt the HOA process and amended the condominium section. Neither the 2025 nor the 2026 session amended s. 718.303, s. 719.303 or s. 720.305.