Florida board meetings follow three different statutes. Condominium (§ 718.112(2)(c)) and cooperative (§ 719.106(1)(c)) boards must post notice at least 48 continuous hours ahead; HOA boards (§ 720.303(2)(c)1.) may post 48 hours ahead or mail notice 7 days ahead. All three require 14 days' notice for special assessments and use-rule amendments, ban email voting, and let owners attend, speak and record. Only condominiums have quarterly-meeting and video-conference rules.
Master comparison table
| Requirement | Condominium (Ch. 718) | HOA (Ch. 720) | Cooperative (Ch. 719) |
|---|---|---|---|
| What counts as a board meeting | Any meeting at which a quorum of the board is present; open to all unit owners. § 718.112(2)(c) | Whenever a quorum of the board gathers to conduct association business. § 720.303(2)(a) | Any meeting at which a quorum of the board is present; open to all unit owners. § 719.106(1)(c) |
| Regular board meeting notice | Posted conspicuously on the condominium property at least 48 continuous hours before, except in an emergency. § 718.112(2)(c)1. Board designates the posting location by rule. § 718.112(2)(c)2. May also post on website/app or closed-circuit TV by rule. § 718.112(2)(c)2. | Posted in a conspicuous place in the community at least 48 hours before, or mailed/delivered at least 7 days before, except in an emergency. Communities with more than 100 members may use a bylaw alternative (publication, schedule, closed-circuit TV); website/app posting by rule with emailed hyperlink. § 720.303(2)(c)1. | Posted conspicuously on the cooperative property at least 48 continuous hours before, except in an emergency; board designates the posting location by rule; website posting by rule permitted. § 719.106(1)(c) |
| Notice for special assessments | Written notice mailed, delivered or electronically transmitted and posted at least 14 days before (nonemergency special assessments); affidavit of compliance filed in official records. § 718.112(2)(c)1. Notice must state assessments will be considered and give estimated cost and purpose. § 718.112(2)(c)3. | Mailed, delivered or electronically transmitted and posted (or broadcast) not less than 14 days before; an assessment may not be levied unless notice states assessments will be considered and their nature. § 720.303(2)(c)2. | Mailed, delivered or electronically transmitted and posted not less than 14 days before (nonemergency special assessments); notice must state assessments will be considered, estimated cost and purpose. § 719.106(1)(c) |
| Notice for rules on unit/parcel use | Same 14-day notice for amendments to rules regarding unit use. § 718.112(2)(c)1. | Same 14-day notice for amendments to rules regarding parcel use. § 720.303(2)(c)2. | Same 14-day notice for amendments to rules regarding unit use. § 719.106(1)(c) |
| Emergency exception | 48-hour posting does not apply in an emergency. § 718.112(2)(c)1. | 48-hour/7-day notice does not apply in an emergency. § 720.303(2)(c)1. | 48-hour posting does not apply in an emergency. § 719.106(1)(c) |
| Notice content / agenda | Notice must specifically identify all agenda items; for a contract approval item, a copy of the contract must accompany the notice and be available on request or on the website/app. § 718.112(2)(c)1., 3. | Notice must specifically identify agenda items. § 720.303(2)(c)1. | Notice must state assessments will be considered where applicable. § 719.106(1)(c) |
| Adding items not on the agenda | Emergency item only, by at least a majority plus one of board members; must be noticed and ratified at the next regular board meeting. § 718.112(2)(c)1. | No statutory add-on procedure; notice must identify agenda items. § 720.303(2)(c)1. | Emergency item only, by at least a majority plus one of board members; noticed and ratified at the next regular meeting. § 719.106(1)(c) |
| Owner right to attend | Open to all unit owners. § 718.112(2)(c) | Members may attend all board meetings. § 720.303(2)(b) | Open to all unit owners. § 719.106(1)(c) |
| Owner right to speak | On all designated agenda items; association may adopt written rules on frequency, duration and manner. § 718.112(2)(c) | On all designated items; reasonable written rules, including sign-up sheet. § 720.303(2)(b) | On all designated agenda items. § 719.106(1)(c) |
| Owner right to record | Owners may tape record or videotape; Division rules govern. § 718.112(2)(c) | Owners may tape record or videotape board and member meetings; board may adopt reasonable rules. § 720.306(10) | Owners may tape record or videotape board meetings. § 719.106(1)(c) |
| Closed sessions | Not open: meetings with the association's attorney on proposed or pending litigation held to seek or render legal advice; personnel matters. § 718.112(2)(c)5. | Not open: board/committee meetings with the attorney on proposed or pending litigation; personnel matters. § 720.303(2)(a), (b) | Not open: board/committee meetings with the attorney on proposed or pending litigation to seek or render legal advice; personnel matters. § 719.106(1)(c) |
| Voting: email, proxy, secret ballot | Email allowed for communication, not voting. § 718.112(2)(c). No proxy or secret-ballot voting at board meetings, except officers may be elected by secret ballot; each director's vote or abstention recorded. § 718.111(1)(b) | Email allowed for communication, not voting. § 720.303(2)(a). No proxy or secret ballot, except election of officers. § 720.303(2)(c)3. | Email allowed for communication, not voting. § 719.106(1)(b)–(c). No proxy or secret ballot at board meetings, except officers may be elected by secret ballot. § 719.104 |
| Video-conference meetings | "Video conference" defined. § 718.103(33). Notice must say the meeting is by video conference and include a hyperlink, a call-in number and the physical location address; the meeting must be recorded and the recording kept as an official record. § 718.112(2)(c)1. Directors attending by telephone or real-time video count toward quorum. § 718.112(2)(b) | No Chapter 720 video-conference provisions. Directors may participate by any means by which all can hear each other simultaneously if the board permits; deemed present. § 617.0820(4) | Directors attending by telephone or real-time video count toward quorum and may vote. § 719.106(1)(b)5. No condo-style video-conference notice/recording rules. |
| Quarterly / periodic meetings | Residential associations with more than 10 units: board meets at least quarterly; at least four times a year the agenda must include owner questions. § 718.112(2)(c) | None in statute. A 20% member petition requires the item on an agenda within 60 days, with 14-day notice. § 720.303(2)(d) | None found in statute. |
| Committee meetings | Committees taking final action for the board or making budget recommendations are covered; others covered unless exempted by bylaws. § 718.112(2)(c)4. | Covered when a final decision will be made on expenditure of association funds, and for bodies approving or disapproving architectural decisions on a specific parcel. § 720.303(2)(a), (c)3. | Committees taking final action or making budget recommendations are covered; others covered unless exempted by bylaws. § 719.106(1)(c) |
| Minutes retention | Minutes and recordings of video-conference meetings are official records, kept permanently. § 718.111(12)(a)6., (12)(b) | Written (or convertible) minutes; each director's vote or abstention recorded; kept at least 7 years. § 720.303(3), (4) | Minutes are official records kept at least 7 years. § 719.104(2)(a), (b) |
Gotchas by regime
Condominiums
- The 14-day notice needs an affidavit of compliance filed with the official records (§ 718.112(2)(c)1.). Managers often send the notice and forget the affidavit.
- A contract approval on the agenda means the contract goes out with the notice (§ 718.112(2)(c)3.).
- Video-conference meetings must be recorded, and the recording is an official record (§ 718.112(2)(c)1.; § 718.111(12)(a)6.). Associations with 25 or more units must post the preceding 12 months of recordings on the website or app (§ 718.111(12)(g)2.).
- Skipping a quarter violates § 718.112(2)(c) for residential associations over 10 units, even if nothing is pending.
HOAs
- The 7-day mailed-notice alternative only works if you actually mail or deliver it to every member (§ 720.303(2)(c)1.).
- There is no statutory majority-plus-one emergency add-on; adding items at the table is risky. Re-notice instead.
- Architectural review bodies deciding a specific parcel are subject to the open-meeting and no-proxy rules (§ 720.303(2)(a), (c)3.).
Cooperatives
- Chapter 719 has no quarterly-meeting or video-conference recording rule, but remote directors still count toward quorum (§ 719.106(1)(b)5.).
- Minutes retention is 7 years, not permanent as for condominiums (§ 719.104(2)(b)).
In every regime, the governing documents may add requirements (longer notice, specific posting places). When the bylaws and statute conflict, that is a question for counsel — see Manager or lawyer?.
Frequently asked questions
How much notice is required for a Florida board meeting?
Condominium and cooperative boards must post notice conspicuously at least 48 continuous hours before the meeting, except in an emergency (§ 718.112(2)(c)1.; § 719.106(1)(c)). HOA boards may post 48 hours ahead or mail or deliver notice 7 days ahead (§ 720.303(2)(c)1.). Meetings on special assessments or use rules need 14 days' notice in all three.
Can Florida board members vote by email?
No. In all three regimes, directors may use email to communicate but may not cast a vote on association business by email (§ 718.112(2)(c); § 720.303(2)(a); § 719.106). Decisions must be made at a properly noticed meeting.
Can owners record board meetings?
Yes. Condominium and cooperative owners may tape record or videotape board meetings (§ 718.112(2)(c); § 719.106(1)(c)), and HOA owners may record board and member meetings (§ 720.306(10)). The association may adopt reasonable rules on how recording is done, but not ban it.
Can a condominium board meet by Zoom?
Yes, if the notice says the meeting will be by video conference and includes a hyperlink, a call-in number and the address of a physical location where owners can attend in person. The meeting must be recorded and the recording kept as an official record (§ 718.112(2)(c)1.).
Can the board meet privately with its lawyer?
Yes. Meetings with the association's attorney about proposed or pending litigation, and meetings to discuss personnel matters, need not be open to owners (§ 718.112(2)(c)5.; § 720.303(2)(a)–(b); § 719.106(1)(c)). Any vote should still happen at an open, noticed meeting.
Related resources
- Manager or lawyer? Where Florida draws the line
- Official records compared: condo, HOA, co-op
- Calling an emergency board meeting
- When directors try to decide by email
- Owners speaking and recording at meetings
- Noticing a special assessment
- Board meeting checklist
- Meeting minutes checklist
Talk to association counsel
If your bylaws and the statute point in different directions, or the board wants to act on something not on the agenda, call before the meeting rather than after. Reach Hamilton Mikes, P.A. at 239-594-7227 or through /contact/.
Statutes and authorities referenced
- § 718.112(2)(c), Fla. Stat. (condominium board meetings)
- § 718.111(1)(b), Fla. Stat. (condominium director voting)
- § 718.111(12)(a)6. and (12)(b), Fla. Stat. (condominium minutes and recordings)
- § 718.103(33), Fla. Stat. (video conference definition)
- § 720.303(2) and (3), Fla. Stat. (HOA board meetings and minutes)
- § 720.306(10), Fla. Stat. (HOA recording)
- § 617.0820(4), Fla. Stat. (remote director participation)
- § 719.106(1)(b)–(c), Fla. Stat. (cooperative board meetings)
- § 719.104(2), Fla. Stat. (cooperative records)