New Florida law that goes into effect soon gives homeowners huge power over HOA: “Much-needed breathing room”
Florida – Big changes are on the way for Florida homeowners living under the watchful eye of homeowners associations. A big new state regulation that goes into effect on July 1, 2025, is meant to bring back fairness and transparency. This will end years of frustration for many people who felt powerless against rigid and often arbitrary HOA rules.
Florida House Bill 913, which the governor recently signed, is a big effort to stop what lawmakers called “selective enforcement” and too much authority in homeowners organizations.
HOAs have been criticized for years for giving out surprise fines, sometimes for things as small as a fading mailbox or holiday decorations that stayed up too long. They have also been accused for making it hard for people to comprehend or contest the regulations. This new law tries to fill up the “accountability gap” by making it easier for people to understand their rights and the rules that apply to their areas.
A main part of the bill says that HOAs with more than 100 homes or condominiums must put their governance documents, like budgets and bylaws, on a website that anyone can see by January 1, 2026. This change is meant to make sure that homeowners always know what the regulations are and how their dues are being used. It’s about giving families the tools they need to fight back if they think they’re being treated unfairly.
But that’s only the start. The law also gives residents more control over their daily lives—something that has been a sticking point for years. Residents can now park their work trucks or personal cars on their own driveways without worrying about the HOA coming down on them.
HOAs can’t fine residents for leaving trash cans at the curb as long as it’s within 24 hours of pickup. Vegetable gardens are okay as long as they aren’t visible from the street. Even holiday lights are covered: if someone gets a notice that their decorations are up too long, they have a whole week to take them down.
Fines are another big change. The days of harsh punishments for small offenses may be coming to an end. Fines can’t be more than $100 for each violation, and associations can’t put liens on properties for fines of less than $1,000. These reforms come at a great time, since HOA costs in some locations have gone up by more than 15% in only one year, which is much more than the national average.
People who operate HOAs are likewise becoming more responsible. Community Association Managers (CAMs) now have to go to meetings, give out their contact information, and maintain learning. Within 90 days of taking office, HOA board members must receive training on financial literacy and openness. All associations must preserve official documents for seven years and answer to law enforcement subpoenas within five business days.
Of course, not everyone is happy about it. Some smaller HOA boards say the new rules will make it harder for them to do their jobs, especially when it comes to keeping and setting up digital records. Still, lawmakers behind the bill say the reforms are long overdue and will protect homeowners from what they call “harassment and overreach.”
More than 48,000 HOAs in Florida will have to change the way they do business once these new rules go into effect. For homeowners, this could mean feeling more free and maybe not worrying as much about getting in trouble for simple things. The real effects won’t be obvious for a few months, though, as both boards and citizens get used to the new playing field.
Speaking to Newsweek, Robert G. Smith, president of property management company FirstService Residential’s South Region, explained what changes are on the horizon.
“The immediate impact is that condo associations now have much more flexibility and uniformity when it comes to reserve requirements,” Smith said.
“When it comes to condo safety, this bill gives owners much-needed breathing room,” Smith continued.
“One unique concern we’ve consistently heard from our boards is the frustration with being required to fund reserve studies that don’t reflect real-time repair efforts,” he added.
