New HOA Rules for 2025: What Tampa Bay Boards Must Know Now
Florida has enacted several new HOA and condo laws that will significantly impact communities across Pasco and Hillsborough Counties. These changes affect everything from board governance and financial reporting to inspection schedules, resident rights, and how associations interact with management companies.
If you serve on an HOA or condo board in the Tampa Bay area, now is the time to get ahead of these mandates and make sure your community complies.
1. New Transparency Requirements: House Bill 1203
Effective Dates: July 1, 2024 (some rules) and January 1, 2025 (website requirements)
Applies to: HOA communities governed under Florida Statute Chapter 720
What Boards Must Know:
- Website Mandate for Larger HOAs:
HOAs with 100 or more parcels must maintain an association website that includes:- Governing documents
- Meeting agendas and minutes
- Annual budgets and financial reports
- Notices and association rules
- All records must be available for residents to access and download by January 1, 2025.
- Community Association Managers (CAMs) Have New Requirements:
CAMs and management companies must:- Attend at least one board or member meeting per year
- Provide contact information and management contracts to owners upon request
- Complete 10 hours of continuing education annually, including specific hours on HOA law and records management
- Stricter Financial Reporting:
Associations with 1,000 or more parcels must prepare audited financial statements. Downgrading to less detailed reporting formats in consecutive years is no longer allowed. - Dues Disputes and Enforcement Deadlines:
Homeowners who request a detailed accounting of their dues must receive it within 15 business days. If not, and the fine is over 30 days past due without notice, the fine must be waived. - New Criminal Penalties for Noncompliance:
Board members and CAMs can now face misdemeanor or felony charges for:- Withholding records
- Engaging in fraudulent elections
- Accepting kickbacks
- Destroying official records intentionally
- Fines and Covenant Enforcement Are More Limited:
Associations can no longer issue penalties for:- Trash cans placed out less than 24 hours before pickup
- Holiday decorations left up for less than one week after written notice
- Violations require a hearing process before enforcement.
2. Mandatory Inspections for Condos: Senate Bill 4-D
Effective Now – Compliance Deadlines Ongoing
Applies to: Condominium buildings three stories or higher
Key Provisions:
- Condos must undergo milestone structural inspections every 10 years, beginning by December 31 of the 30th year since the building’s certificate of occupancy—or by the 25th year if the building is within three miles of the coast.
- Associations must also perform structural integrity reserve studies and may not underfund reserves. This has led to fee increases in many Florida condo communities, including those in the Tampa Bay area.
3. Property Insurance Reform: House Bill 913
Effective Date: July 1, 2025
Applies to: Condos and HOAs across Florida
Key Provisions:
- Citizens’ Insurance Coverage Can Be Denied if required structural inspections or reserve funding have not been completed.
- Mandatory Insurance for Common Areas:
Associations must carry property insurance for all common elements—regardless of what their governing documents say. - Increased Legal Accountability:
Homeowners may sue boards that fail to maintain insurance or comply with inspection laws.
4. Governance and Disclosure Changes: House Bill 983
Effective Date: July 1, 2025
Key Provisions for HOAs:
- State-Mandated Election and Recall Procedures:
Statute, not individual association documents, now governs the election and recall processes. This standardization aims to reduce fraud and increase consistency across associations. - New Buyer Disclosure Requirements:
Before contract execution, sellers must provide:- Meeting minutes
- Financial statements
- Governing documents
- Notices of special assessments from the past 12 months
- Failure to provide this documentation at least three days before signing may result in the contract being voided.
- Private Amenities and Recreational Covenant Rules:
HOAs with private amenities must include:- Ownership structure
- Membership rules
- Fee schedules
- Older covenants must be amended by mid-2026 to avoid automatic CPI-based caps on fees.
What Tampa Bay Boards Need to Do Now
If your HOA or condo board operates in Pasco or Hillsborough County, these changes are not optional—and many have fast-approaching deadlines. Here’s how to prepare:
- For HOAs with 100+ parcels:
Build or update your association website to meet the record-posting requirements by January 1, 2025. - Review your CAM agreement:
Make sure your management firm is aware of the new requirements and is offering services that comply with HB 1203. - Educate your board:
Schedule a training session to review enforcement limits, conflict-of-interest disclosures, and election protocols. - Audit your governing documents:
Ensure your policies align with the new state statutes, especially on fines, disclosures, and recall procedures. - For condo boards:
Get milestone inspections and reserve studies on the calendar. Review your insurance policies to avoid gaps or legal risk. - If you have private amenities:
Start reviewing and updating covenant language to meet HB 983’s requirements before the mid-2026 deadline.
Don’t Navigate Legal Changes Alone
Staying compliant with Florida’s evolving HOA laws requires more than just reading statutes—it takes ongoing board education, professional guidance, and operational adjustments.
Our management team works with HOAs and COAs across Tampa Bay to ensure smooth compliance, updated documentation, and board support every step of the way.
Need help updating your policies or preparing for 2025 deadlines? Contact us today.
With over 30 years in community association management across the U.S., Annette Byrd brings executive leadership, legislative advocacy, and a passion for serving HOA and condo boards with integrity and expertise. She is the visionary behind CopperDoor’s commitment to exceptional service and practical guidance for communities.