Florida property management frequently asked questions

Florida property management doesn't have to be complicated. Serving communities in Miami, Tampa, Palm Beach, Destin, Panama City, and beyond, this resource covers topics like HOA, condo, and high-rise basics, community financials, legislative updates, and common board and resident inquiries. Whether you’re looking to streamline operations or better understand property management essentials, you’ll find clear, supportive guidance to help your community succeed.

For more information, visit our Florida property management article archive.
 

Florida property management basics

Although HOAs are not required to hire a management company, hiring a property manager can ease the burden of administrative, financial, and maintenance tasks.

Learn more about the benefits of property management in Florida here.
To hire a property management company, research candidates, review qualifications and services, interview firms, and negotiate a contract that fits your community’s needs.

To learn how FirstService Residential can support your community with tailored property management services, contact us today.
How much Florida property management companies charge typically varies based on location, offerings, and size. To learn about the cost of property management with FirstService Residential, contact us today.
A property manager in Florida oversees daily operations, such as maintenance, financial management, tenant relations, and compliance with local regulations for the buildings they manage.

Learn more about Florida property managers here.
FirstService Residential provides property management services throughou the state of Florida, including Miami, Palm Beach, Destin, St. Petersburg, Tampa, Jacksonville, and beyond.

Discover all the areas we serve throughout Florida here. 

Visit a local office today: Don't see your location? Contact us today to learn more about where we serve.
FirstService Residential provides management services tailored to Florida’s coastal and inland communities, from high-rises to gated neighborhoods. We offer financial, maintenance, and resident services designed to enhance community living while addressing unique regional needs.

Learn more about FirstService Residential and our Florida property management services here.
Florida property management oversees the operational, financial, and maintenance needs of residential communities across the state. It involves managing vendors, maintaining amenities, and assisting boards in meeting their goals for a well-functioning community.

Learn more about Florida property management and our services here.
Florida rental property management handles the daily operations of rental properties, including marketing, tenant support, property maintenance, and financial management. It streamlines processes while addressing local market demands.
Rental management focuses on tenant relations and leasing, while association management oversees shared spaces, rule enforcement, and financial operations for a community.

Learn more with our guide "Rental vs. association management: Understanding the difference". 
FirstService Residential offers unmatched expertise in Florida’s unique property market, supported by local insight and top-tier management solutions. Our dedicated team helps boards streamline operations and create vibrant communities.

Learn more about Florida property management by FirstService Residential here.

About Florida HOAs, community associations, and more

Active adult communities typically have age restrictions, often requiring at least one resident to be 55 or older. Rules and requirements may vary by association. Review your governing documents or bylaws for more information on age restrictions in your active adult community.

Learn more about active adult community management in Florida here.
Capital improvements are significant upgrades or replacements to a community’s infrastructure, such as roof repairs, pool renovations, or new landscaping projects.

Learn more with our guide "3 ways to pay for association capital improvements". 
Florida governing documents include an HOA's declarations, bylaws, and rules, which together define the community’s structure and operating standards.

Learn more about Florida HOA governing documents here.
Florida HOA bylaws outline the operational rules for the board, including duties, meeting procedures, and officer roles, forming the framework for governance.

Learn about Florida governing documents and bylaws here.
HOA complaints often involve rule violations, maintenance concerns, or disputes between residents. They’re addressed by reviewing governing documents and resolving issues through communication or official action.

Learn more about Florida HOA complaints and how they can be managed in our guide here.
HOA rules, often called guidelines or covenants, outline standards for the community, covering areas like property appearance, amenities usage, and resident conduct.

Learn more with our in-depth guide to Florida HOA rules.
Special districts are units of local government created to provide specific services, such as utilities, road maintenance, or recreation, within a defined geographic area.

Learn about Florida special district management here.
A Florida community association manager oversees daily tasks like property maintenance, financial management, and adherence to governing documents in HOA or condo communities.

Learn more about Florida community association managers here.
A condo association is a governing body responsible for managing and maintaining a community.

Learn about Florida condo association management here.
A Florida active adult community is a neighborhood designed for people aged 55 and older, offering amenities like pools, fitness centers, and social events tailored to an independent, active lifestyle.

Learn more about active adult communities in Florida here.
A Florida master planned community is a large-scale development designed with a mix of residential, commercial, and recreational facilities for a cohesive live-work-play environment.

Learn more about Florida master-planned communities here.
A Florida high-rise refers to a building that vertically rises seven or more stories, while a high-rise condominium is governed by an HOA.

Learn more about Florida high-rise management here.
A luxury high-rise offers upscale amenities like concierge services, rooftop pools, premium interiors, and exclusive living spaces in a sophisticated, modern environment.

Learn about luxury high-rise management here.
A self-managed HOA is run entirely by volunteer board members, handling all operations without hiring a property management company.

Learn about why a self-managed HOA should consider hiring a property management company here.
An HOA is an organization of volunteer members supported by a governing body that works to maintain the integrity and safety standards for a community, often responsible for managing shared community spaces, enforcing rules, and more.

Learn about Florida HOA management here. 
The 80/20 rule allows 55+ communities to reserve at least 80% of their units for residents who meet the age requirement, while up to 20% of the homes can be offered to younger residents, depending on the bylaws.

Learn more about Florida active adult community management here.
A condo is individual ownership of a unit within a building, while an HOA governs a community of single-family homes or condos, handling shared spaces and setting rules for the neighborhood.

Learn about Florida HOA management here.

Learn about Florida condo association management here.
HOAs in Florida are primarily regulated under the Florida Department of Business and Professional Regulation (DBPR). 

Florida HOA and condo legislative information

Florida House Bill 59 (HB 59), effective July 1, 2024, introduces new requirements for Homeowners’ Associations (HOAs) under Chapter 720, Florida Statutes. Here’s what it does and how it affects associations:
  • Transparency & Compliance: HOAs must ensure all members have easy access to governing documents, reducing disputes over rules.
     
  • Administrative Burden: Associations need systems for: Tracking amendments, Distributing updates promptly, and Maintaining a compliant website if using the online posting option.
     
  • Legal Risk: Failure to comply could expose HOAs to enforcement actions or member challenges.
Florida House Bill 919 (HB 919), signed into law on June 12, 2023, is known as the “Homeowners’ Associations Bill of Rights.” It took effect on October 1, 2023 and primarily amends Chapter 720 of the Florida Statutes, which governs homeowners’ associations (HOAs). 

HB 919 was motivated by high-profile HOA fraud cases (e.g., Hammocks HOA scandal) and aims to increase transparency, prevent corruption, and protect homeowners’ rights. Associations must update their bylaws, compliance processes, and recordkeeping practices to avoid civil and criminal penalties.
HB 1021 is a Florida law requiring stricter building inspections and transparency for condos, especially regarding structural safety and reserve studies. Here’s how it impacts condo associations:
 
  1. Transparency & Recordkeeping: Associations must maintain additional official records, including invoices, receipts, deposit slips, and building permits. They must make a good-faith effort to recover lost or destroyed records.

    Restrictions on sharing owners’ email addresses and fax numbers (only for association business).

    Criminal penalties for knowingly refusing to release records or destroying them (up to a third-degree felony in severe cases).
     
  2. Digital Access Requirements: Starting January 1, 2026, associations with 25+ units must post certain notices and records on a website or mobile app for member access.
     
  3. Meeting Requirements: Condominiums with 10+ units must hold quarterly meetings (minimum four per year). Agendas must include a Q&A portion for members to ask about finances, construction projects, and other issues.
     
  4. Board Member Education: Directors must complete 4 hours of education on elections, financial literacy, recordkeeping, and compliance with safety inspections. Certificate valid for 7 years; continuing education of 1 hour annually thereafter.
     
  5. Community Association Managers (CAMs): CAMs must return all official records within 20 business days after termination or written request.  Failure to comply can lead to license suspension and $1,000/day civil penalty (up to 10 days). New conflict-of-interest disclosure rules for CAMs and management firms.
     
  6. Criminal Penalties:

    Kickbacks -Third-degree felony for soliciting or accepting.

    Fraudulent voting - First-degree misdemeanor.

    Destroying records - First-degree misdemeanor.

    Repeated violations of record inspection rules - Second-degree misdemeanor.
     
  7. Hurricane Protection: Creates a uniform definition of “hurricane protection” (impact glass, shutters, code-compliant windows/doors) and allows associations to implement consistent measures.
The My Safe Florida Condominium Pilot Program is a state initiative providing funding for structural inspections and safety improvements for condominiums.

Community finances

Florida associations can pay for capital improvements using reserve funds, special assessments, loans, or increased dues when necessary.

Learn more about capital improvements here.
To hire a reserve study firm, research reputable companies, review their qualifications, request proposals, and select one that aligns with your community’s needs.

Learn more with our guide to choosing the best reserve study firm here.
Managing an association budget involves tracking expenses, setting dues, planning for reserves, and adjusting financial priorities to align with the community’s needs.

Learn more with our guide "Mastering your Florida association budget". 
Reserve funds are savings set aside by an association to cover future repairs, maintenance, or significant upgrades to common areas and shared assets.

Learn more about reserve funds in our article here.
An association budget outlines the projected income and expenses for a community, covering areas like maintenance, amenities, and reserves for future improvements.

Learn about mastering your Florida association budget with our guide here.

Board member queries

Running a board meeting involves setting an agenda, facilitating discussions, recording minutes, and making decisions in line with the community’s governance rules.

Learn more about running an effective board meeting here.
For all information on Florida board requirements, visit our in-depth guide here.
HOA meeting minutes are official records summarizing discussions, decisions, and actions taken during an association board meeting.

Learn more about Florida HOA meeting minutes here.
Association board members oversee community operations, including financial management, enforcing rules, and maintaining shared spaces, to keep the neighborhood running efficiently.

Learn more about association board members in Florida here.
An association board meeting is a scheduled session where board members discuss and decide on matters affecting the community. 

Learn more about HOA meetings and common association meeting challenges here.
The HOA treasurer manages the association’s finances, including budgets, reserves, and reporting financial activity to the board and community members.

Learn about HOA treasurer duties here.
An HOA board typically includes positions like president, vice president, secretary, treasurer, and member-at-large, each with specific responsibilities.

Learn more about HOA board position titles here.

Resident queries

You can order association documents and certifications here.
 
You can pay HOA or association fees online by visiting our "Make a Payment" page here.
 
You can find your HOA or community website on our page here.

Your property's HOA rules and regulations can be found in the Resident Portal under Documents.

Visit your Resident Portal here.