Florida

HOA services in Florida

VendoRFP is available to communities nationwide, Florida included. What follows is the local half — the season, the statute, and who licenses the vendors a board here hires.

Scrutiny has risen sharply. Florida holds one of the highest concentrations of both HOAs and condominium associations in the country, with a large age-restricted segment, and statutory attention to budgets, reserves, and structural inspection has increased in recent years.

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State rules

What governs a Florida association

Every link goes to the source. Read it yourself before you rely on it.

Primary association statute

Florida Homeowners’ Association Act, Fla. Stat. Ch. 720

Governs HOA governance, assessments, elections, records, and covenant enforcement.

Read the code text
Condominium statute

Florida Condominium Act, Fla. Stat. Ch. 718

A separate and considerably more prescriptive statute for condominium associations.

Read the code text
Reserves, budgets & vendor selection

Fla. Stat. § 720.3055

Requires competitive bids for HOA contracts for products or services exceeding 10% of the association’s total annual budget.

Read the code text
Reserves, budgets & vendor selection

Fla. Stat. § 718.112(2)(f)

Sets condominium reserve budgeting requirements, including reserves for deferred maintenance items.

Read the code text
Trade licensing

Florida Department of Business and Professional Regulation

Construction contractor licensing, including swimming-pool and specialty classifications.

Visit the authority
Pool regulation

Florida Department of Health

Public swimming pool permitting, operation, and inspection, including operator certification.

This is a starting point, not legal advice. Statutes are amended, and your declaration and bylaws may impose stricter requirements than the state does. Verify against the current code and your association’s counsel before acting.

The season here

What the year looks like

A swim season that runs most of the year, near-daily summer downpours, and a hurricane season that dictates the calendar around them. Pool cages, retention ponds, and screen enclosures are routine shared assets here rather than extras.

Pool CleaningTwice-weekly cleaning, balanced water chemistry, and a safety check on every visit to a community pool or spa.LandscapingMowing, edging, trimming, irrigation checks, and seasonal color for common-area grounds, entrances, and medians.Porter ServicesClubhouse cleaning, trash and common-area pickup, restroom detailing, and light upkeep across the shared amenities.Amenity StaffingCertified lifeguards, pool attendants, gate and front-desk staff, and event coverage for community amenities.

Florida markets

Pick the market closest to your community

Local conditions differ inside a state as much as they do between states. These pages cover what changes.

From the library

Read a guide before you take it to the board

These guides cover scoping the work, gathering proposals, reserves, and keeping the record.

LandscapingHow to write HOA landscaping standards homeowners will followHow to write clear, enforceable HOA landscaping standards for homeowner lots. Specific enough to enforce the same way on every lot, reasonable enough that people follow them.Read the guideComplianceWhich HOA vendors get a 1099, and when it is dueWhat HOA boards and managers need to know about issuing vendor 1099s. Who gets one, the W-9 to collect up front, the January 31 deadline, and the threshold change boards keep missing.Read the guideVendor ManagementHow to check HOA vendor references the right wayThe reference call is the step boards skip most, and the one that predicts real performance best. The questions to ask, and the answers that should give you pause.Read the guide

Questions

What Florida boards ask first

Which statute governs HOAs in Florida?
Florida Homeowners’ Association Act, Fla. Stat. Ch. 720. Governs HOA governance, assessments, elections, records, and covenant enforcement. Condominiums are covered separately by Florida Condominium Act, Fla. Stat. Ch. 718. Your own declaration and bylaws sit on top of it and may be stricter.
Are there reserve or vendor-selection rules Florida boards need to know?
Fla. Stat. § 720.3055: Requires competitive bids for HOA contracts for products or services exceeding 10% of the association’s total annual budget. Fla. Stat. § 718.112(2)(f): Sets condominium reserve budgeting requirements, including reserves for deferred maintenance items.
Who licenses the vendors an association hires in Florida?
Florida Department of Business and Professional Regulation. Construction contractor licensing, including swimming-pool and specialty classifications. VendoRFP verifies every vendor’s insurance and trade credentials, then tracks the expiration dates. An insurance policy that lapses has 30 days to be renewed; after that the vendor can’t propose on your work, and you can’t send them out or put them on the schedule until it is back in force. A certification gets no window at all: it has to be current the day a company proposes. A job already under way is what this never stops: a crew standing on your grounds finishes it and files the record.
Who regulates community pools in Florida?
Florida Department of Health. Public swimming pool permitting, operation, and inspection, including operator certification. That is why pool scope on VendoRFP includes water-quality records and operator credentials, not just cleaning visits.
Is VendoRFP available here?
Available to communities nationwide. Bring your own vendors anywhere; our verified marketplace is growing market by market.
Do you have vendors near me?
Start with the vendors you already use. Invite them, they enroll and get verified here, and they can propose on your work anywhere in the US. As our verified marketplace reaches a market, vendors there can propose too — it is growing market by market, so your own list is still the fastest way to get proposals in hand.

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