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We’re in the second quarter of 2026, and Florida HOA and condo elections have never been under more scrutiny. New updates to Chapter 720 and Chapter 718 reshaped how boards notify owners, manage ballots, and handle disputes. For many communities, this year’s elections have been a test run of what compliance and transparency really look like in practice.
If you’re on the board, you’ve likely felt the pressure: tighter timelines, more paperwork, and homeowners expecting easier ways to vote. If you’re a homeowner, you’ve probably noticed stronger protections and clearer rights.
This article breaks down Florida’s HOA & Condo voting laws as they stand in 2026. We’ll cover what’s new, what boards must do to stay compliant, and what homeowners should expect. As you get ready for your next election cycle, these insights will help your community stay one step ahead.
Foundation: Florida HOA & Condo Voting Laws (Chapter 720 & 718)
At the heart of Florida community elections are two sets of laws: Chapter 720 of the Florida Statutes, which governs homeowners associations, and Chapter 718, which governs condominiums. Together, they set the standards for how communities are managed, how boards are elected, and how disputes are resolved.
One of the most important things to understand is that these statutes take priority over an association’s governing documents. Even if a community’s bylaws or covenants say something different, Florida law is the final word. For example, if bylaws allow the use of proxies in a board election but Chapter 720 prohibits it, the statute prevails.
For boards, this means paying close attention to statutory requirements like notice timelines, candidate eligibility rules, and record-keeping obligations. For homeowners, it means having confidence that elections will follow a consistent, legally defined process, no matter what the community’s governing documents say.
By understanding the framework set out in Chapters 720 and 718, both boards and homeowners can approach elections with clarity. These statutes aren’t just technical rules; they’re designed to create fair, transparent, and trustworthy elections that protect the rights of everyone in the community.
Florida HOA and Condo Board Election Rules
Running a board election in Florida isn’t as simple as putting names on a ballot. Both Chapter 720 (HOAs) and Chapter 718 (condos) lay out detailed rules designed to ensure every election is fair, transparent, and legally valid. Here are the essentials every board and homeowner should understand:
Election Notices
Timing is everything. Florida law requires associations to provide at least 60 days’ advance notice before an election. This notice gives homeowners a fair chance to prepare, nominate candidates, and make informed decisions. Delivery methods matter too. Associations must follow approved channels such as mailed notices, posted notices in community areas, or electronic delivery if owners have opted in.
Candidate Eligibility
Not just anyone can run for the board. Candidates must be members of the association in good standing. Owners who are delinquent on dues or assessments are generally ineligible until they resolve those balances. Florida law also restricts individuals with certain felony convictions from serving unless their civil rights have been fully restored. Deadlines are strict. Candidates typically need to submit an “intent to run” form within a specified window, often 40 days before the election.
Voting Process
Florida statutes require that elections be conducted by secret ballot to protect voter privacy. Depending on the association, votes may be cast by mail, in person at the annual meeting, or through approved online voting platforms. Proxies are a common point of confusion. While they can sometimes be used for general association business, they cannot be used in board member elections.
Recordkeeping
Elections do not end when the votes are counted. Associations are required to keep ballots, envelopes, and related election materials for a set period, often at least one year, for transparency and potential review. This recordkeeping helps protect both boards and homeowners if questions or disputes arise later.
When boards follow these rules carefully, elections run smoothly, disputes are minimized, and communities can focus on moving forward rather than looking back.
Member Voting Rights and Procedures
Florida law doesn’t just outline how boards run elections. It also protects the rights of homeowners who participate in them. Understanding these rights and responsibilities helps ensure that elections are both fair and effective.
Quorum Requirements
For most associations, a quorum must be met before an election or membership vote can proceed. By default, Florida statutes set this at 30 percent of the voting interests in the community, although governing documents may specify a different number. Without a quorum, the vote cannot be validated.
Voting Standards
Once quorum is achieved, most decisions are made by a majority vote. That means more than half of the votes cast decide the outcome. Clear standards like this give homeowners confidence that results are based on a fair process.
Homeowner Rights
Every homeowner has the right to receive proper election notice, cast a secret ballot, and expect the board to follow statutory timelines. These safeguards ensure that the election process is not only transparent but also free from pressure or bias.
Homeowner Responsibilities
Along with rights come responsibilities. Owners need to keep their contact information current so notices reach them on time. They must also meet any deadlines for submitting candidate forms, voting, or providing consent for electronic ballots.
When both sides understand the rules, elections are smoother, participation is higher, and the community is better represented.
2026 Updates to Florida HOA and Condo Voting Laws
Florida continues to modernize community association elections, with several important changes taking effect in 2025 and carrying into 2026. While some updates apply only to condominium associations under Chapter 718, they reflect a broader effort to make elections more accessible, transparent, and convenient for owners.
Here’s what boards and homeowners should know.
Condominium Owners Can Now Consent to Online Voting Electronically
One of the biggest improvements for condominium associations is how owners opt in to electronic voting. Previously, owners had to submit a signed paper consent form before they could vote online.
Condominium owners can now provide their consent electronically, such as through email or directly within the association’s online voting platform. This makes it much easier for associations to increase participation and reduce paperwork.
Owners Can Request Electronic Voting
Condominium owners now have more influence over how elections are conducted.
If owners representing at least 25% of the voting interests petition the association to adopt electronic voting for the next scheduled election, the board must approve a resolution implementing electronic voting within 21 days of receiving the petition. The petition must be submitted within 180 days after the association’s last annual meeting.
This requirement applies only to condominiums. HOA boards may still choose whether or not to adopt electronic voting.
Email Ballots Are Now Allowed for Some Condo Elections
Condominium associations that have not adopted a formal online voting system now have another option.
They must designate an email address to receive ballots and count valid email ballots submitted by owners. Owners must include identifying information such as their name and unit number, and by submitting a ballot by email, they automatically waive the secrecy of that ballot. Associations must clearly disclose this waiver in their election materials.
This option is available only to condominium associations and does not apply to HOAs.
Voting Rights Can Still Be Suspended for Delinquent Owners
Both HOAs and condominium associations may suspend an owner’s voting rights if assessments or other monetary obligations remain unpaid for more than 90 days.
This is not a new law, but it is often misunderstood. The 90-day period refers to the age of the delinquency, not to a notice period before voting rights are suspended. The suspension must still be approved during a properly noticed board meeting, and the owner must then receive notice of the board’s decision.
Virtual Condo Meetings Must Be Recorded
Another significant update affects condominium associations that hold board or membership meetings by video conference.
These meetings must now be recorded, and the recording must be posted to the association’s website or member portal within 30 days. The recording must remain available to owners for at least 12 months.
This requirement does not apply to HOAs, as Chapter 720 currently does not require virtual meetings to be recorded or posted online.
As Florida’s laws continue to evolve, boards should review their election procedures regularly to ensure they reflect the latest statutory requirements. Staying informed not only helps avoid disputes but also creates a more transparent and accessible voting process for every homeowner.
2025 Legislative Updates for Florida HOAs
This year has been a busy one for Florida’s lawmakers, and HOA and condo elections are at the center of many of the changes. Updates to Chapter 720 and Chapter 718 have reshaped how associations operate, with an emphasis on transparency, accountability, and modern voting options.
Expansion of Electronic and Online Voting
Communities now have more flexibility to adopt online voting. Boards can pass a resolution authorizing digital ballots, provided they also obtain owner consent. These updates encourage broader participation while making elections easier to manage and track.
Enhanced Transparency and Record Access
Lawmakers have placed new emphasis on ensuring homeowners have access to association records. Election-related materials such as notices, candidate forms, and ballots must be maintained and made available within statutory timelines. This transparency is intended to build trust between boards and members.
Board Member Training Mandates
Newly elected board members must complete certified training within a specific timeframe. The goal is to ensure every director understands their responsibilities, including how elections must be conducted. For associations, this means fewer errors and stronger compliance.
Updated Dispute Resolution Process
Election challenges can now be handled through updated arbitration and dispute resolution channels. These changes give homeowners and boards a clearer path for resolving disagreements without immediately resorting to costly litigation.
These 2025 updates reflect a broader shift toward accountability and modernization in Florida’s community associations. By embracing the new requirements, boards can avoid disputes and demonstrate their commitment to fair, transparent governance.
Florida Online Voting: What Boards Need to Know
Online voting has quickly moved from a nice-to-have option to a practical solution for many Florida HOAs and condos. Recent updates to state statutes confirm its legality, provided boards follow the correct steps. When implemented properly, online voting can make elections more accessible, secure, and efficient.
Legality and Implementation
Florida law allows associations to use electronic voting if it is formally adopted. To do this, the board must pass a resolution approving online voting and establish clear procedures for how ballots will be handled. In addition, homeowners must provide written or electronic consent before they can receive and submit ballots electronically.
Steps for Boards
The process typically begins with a board resolution. Once that is in place, associations must notify homeowners about the option to vote electronically and collect their consent, either through signed forms or secure electronic acknowledgment. After consent is received, the association sets up the voting system, ensures ballots remain secret, and provides clear instructions so every member can participate with confidence.
Security and Ease of Access
Any online voting platform must protect ballot integrity and maintain voter privacy. Systems should include safeguards like unique voter credentials, time-stamped receipts, and audit trails. Ease of access is equally important so that all homeowners, including those less comfortable with technology, can participate without barriers.
If you’d like to see how your community measures up, download our HOA Election Security Checklist for practical steps to strengthen your voting process and protect homeowner trust.
Benefits for Communities
Boards that adopt online voting often see higher participation of up to 80%, reduced administrative costs, and faster certification of results. Homeowners appreciate the convenience of voting from anywhere, while boards benefit from accurate, streamlined processes.
By combining compliance with technology, associations can build elections that are both easier to manage and more trustworthy for homeowners.
Compliance and Avoiding Mistakes
Even with clear statutes to guide the process, Florida HOAs and condos often run into trouble during elections. Most problems come down to simple mistakes that can easily be avoided with better preparation and oversight.
Common Errors
Some of the most frequent missteps include missing the 60-day notice deadline, using proxies in board elections where they are not allowed, or failing to properly safeguard ballots. Outdated bylaws can also create confusion if they conflict with current statutes, leading boards to rely on rules that no longer apply.
Practical Steps to Stay on Track
The best defense against these errors is strong organization. Boards should create clear election timelines that map out each requirement, from notice delivery to ballot counting. Maintaining thorough documentation and using standardized checklists ensures nothing slips through the cracks. Partnering with management companies or legal advisors for a compliance review can also provide peace of mind.
Consequences of Mistakes
When deadlines are missed or procedures are mishandled, the stakes are high. Elections may be challenged, invalidated, or forced into arbitration. Disputes drain both time and resources, and they can erode homeowner trust in the board’s ability to govern fairly.
By approaching elections with careful planning and attention to detail, boards not only meet their legal obligations but also demonstrate respect for the homeowners they serve. Compliance is not just about avoiding penalties; it is about protecting the credibility of the election process and keeping the community’s focus on the future.
Best Practices for Smooth Elections
Running a legally compliant election is only part of the job. To truly serve the community, boards should aim for elections that are clear, fair, and stress-free for homeowners. A few best practices can make all the difference.
Communicate Clearly and Early
Confusion often leads to disputes. Boards should start communicating well before the election date, sending reminders about key deadlines and explaining the process in simple language. Consistency builds confidence.
Train Board Members on Election Rules
New board members are often surprised at how detailed Florida’s election laws are. Regular training ensures everyone on the board understands requirements for notices, ballots, and recordkeeping. This prevents costly errors and builds credibility with homeowners.
Use Technology
Modern platforms make ballot setup, reminders, and certification far more efficient. Instead of manually tracking every step, boards can automate communications, generate audit-ready reports, and certify results faster.
By combining communication, training, and technology, boards can transform elections from stressful events into positive experiences that strengthen trust in the community.
How Ballot Bliss Supports Florida HOAs
Florida’s election laws are detailed, and boards need the right tools to manage every requirement with confidence. A strong online voting platform should do more than just collect ballots. It should help you stay within the law while also making the process easier for your community.
Key Features to Look for in an Online Voting Platform
Look for these features in your online voting platform to comply with Florida law and ensure a smooth election process:
- Proxy management where permitted
- Secure audit trails and time-stamped receipts
- Multilingual ballot invitations to engage diverse communities
- Real-time reports and charts of voting outcomes
- Voter opt-in management to securely collect, track, and manage electronic voting consent
- Voter eligibility management to ensure only eligible owners receive ballots and can vote
Additional Benefits of Online Voting
Beyond compliance, the right platform can also improve participation and reduce stress for both boards and homeowners. Features to look for include:
- Truly secret ballots that protect voter privacy so that not even the voting platform can see who voted for what
- Targeted reminders to eligible voters who haven’t yet cast a ballot
- Secure voting invitations sent directly to owners without requiring them to log in
- Election Setup Reports that document how the election was configured, creating a clear record for boards and inspectors
- Ballot Summary Reports that provide an easy-to-read overview of election results and participation
- Faster results with instant tallies and clear reports for the community
Ballot Bliss brings all of these features together in one platform designed specifically for HOA and condo elections in Florida. Boards save time, homeowners gain trust in the process, and communities benefit from smoother, more transparent elections.
Closing Thoughts
Florida HOA and condo laws are designed to ensure fair and transparent elections. Ballot Bliss gives communities the tools to meet those standards with ease, reducing disputes and increasing participation. As the year winds down, now is the time to prepare for a smoother election season ahead.
Ready to see how it works? Schedule your demo today and make your next HOA or condo election simpler and stress-free.
