Florida HOA board meeting notice: 48 hours posted, 14 days for assessments, and what must stay open

What this guide covers

Florida’s homeowners’ association law sets a short posting rule for ordinary board meetings, a longer mailed rule for meetings that will raise money, and an open-door default with two exceptions. This guide covers boards of homeowners’ associations under the HOA act (Fla. Stat. § 720.303(2)), then notes where the condominium act differs (Fla. Stat. § 718.112(2)(c)). Membership meetings are noticed under a different rule, covered in our annual meeting and election notice guide.

The short answer

• A board meeting happens whenever a quorum of the board gathers to conduct association business, and every board meeting is open to all members except one with the association’s attorney about proposed or pending litigation (Fla. Stat. § 720.303(2)(a)).
• Notice identifying the agenda items is posted in a conspicuous place in the community at least 48 hours before the meeting, except in an emergency; if it is not posted, it is mailed or delivered to each member at least 7 days before (Fla. Stat. § 720.303(2)(c)1.).
• A meeting at which special assessments, or amendments to rules about parcel use, will be considered needs written notice mailed, delivered or electronically transmitted to members and posted on the property not less than 14 days before (Fla. Stat. § 720.303(2)(c)2.).
• No assessment may be levied at a board meeting unless the notice said assessments would be considered and described their nature (Fla. Stat. § 720.303(2)(c)2.).
• Members may attend and speak on all designated items; meetings with counsel about litigation and meetings about personnel may be closed (Fla. Stat. § 720.303(2)(b)).
• Directors may use email to communicate but may not vote by email, and may not vote by proxy or secret ballot at a board meeting except to elect officers (Fla. Stat. § 720.303(2)(a), (2)(c)3.).
• Condominiums: notice with all agenda items is posted at least 48 continuous hours before the meeting, and a video-conference meeting notice carries a hyperlink, a phone number and a physical address (Fla. Stat. § 718.112(2)(c)1.).

Step by step

1. Recognise a meeting when you are in one

A meeting of the board occurs whenever a quorum of the board gathers to conduct association business (Fla. Stat. § 720.303(2)(a)). The same open-meeting rules reach any committee or similar body when a final decision will be made about spending association funds, and any body with power to approve or disapprove architectural decisions on a specific parcel (Fla. Stat. § 720.303(2)(a)). Directors may use email to communicate but may not cast a vote on an association matter by email (Fla. Stat. § 720.303(2)(a)).

2. Post the 48-hour notice with the agenda

The bylaws govern notice of board meetings, and if they are silent the statute’s terms are read into them: notice of every board meeting specifically identifies the agenda items and is posted in a conspicuous place in the community at least 48 hours in advance, except in an emergency (Fla. Stat. § 720.303(2)(c)1.). If notice is not posted in the community, notice of each board meeting is instead mailed or delivered to each member at least 7 days before the meeting, except in an emergency (Fla. Stat. § 720.303(2)(c)1.).

Larger communities have alternatives. For more than 100 members, the bylaws may provide a reasonable alternative to posting or mailing — publication, a schedule of meetings, or repeated closed-circuit broadcast, which must run at least four times every broadcast hour on each day a posted notice would otherwise be required (Fla. Stat. § 720.303(2)(c)1.). Any association may by rule post the notice and agenda on its website or a downloadable app for at least the period a physical posting is required, provided the rule also requires an email notice, with a hyperlink to the posting, to every member whose email is in the official records (Fla. Stat. § 720.303(2)(c)1.). Electronic transmission of notice to an individual member requires that member’s written consent (Fla. Stat. § 720.303(2)(c)1.). An association with 100 or more parcels must post the notice, agenda and any meeting document on its website or app no later than the date the notice itself is due (Fla. Stat. § 720.303(4)(b)1.m.).

3. Give 14 days’ mailed notice before touching assessments or use rules

An assessment may not be levied at a board meeting unless the notice includes a statement that assessments will be considered and the nature of the assessments (Fla. Stat. § 720.303(2)(c)2.). Written notice of any meeting at which special assessments, or amendments to rules regarding parcel use, will be considered must be mailed, delivered or electronically transmitted to the members and parcel owners, and posted conspicuously on the property or broadcast on closed-circuit cable, not less than 14 days before the meeting (Fla. Stat. § 720.303(2)(c)2.).

4. Keep the meeting open, and know the two exceptions

Members have the right to attend all board meetings, and that right includes the right to speak on all designated items; the association may adopt reasonable written rules on the frequency, duration and manner of member statements and may use a sign-up sheet (Fla. Stat. § 720.303(2)(b)). Two kinds of meeting need not be open to members other than directors: a meeting between the board or a committee and the association’s attorney to discuss proposed or pending litigation, and a board meeting held to discuss personnel matters (Fla. Stat. § 720.303(2)(b)). A meeting must be held at a location accessible to a physically handicapped person if one who has a right to attend asks (Fla. Stat. § 720.303(2)(a)). Any parcel owner may tape or video record board meetings, subject to reasonable board rules (Fla. Stat. § 720.306(10)).

5. Answer an owner petition within 60 days

If 20 percent of the total voting interests petition the board to address an item, the board takes it up on an agenda at its next regular meeting or a special meeting, but not later than 60 days after receiving the petition, with the 14-day notice described above (Fla. Stat. § 720.303(2)(d)). Each member who signs the sign-up sheet or asks in writing beforehand may speak for at least 3 minutes on each petitioned item; beyond placing the item on the agenda, the board owes the petition no other action (Fla. Stat. § 720.303(2)(d)).

6. Vote in the open

Directors may not vote by proxy or by secret ballot at board meetings, except that secret ballots may be used to elect officers (Fla. Stat. § 720.303(2)(c)3.). That rule reaches committees making final spending decisions and architectural bodies as well (Fla. Stat. § 720.303(2)(c)3.).

7. If you are a condominium, note the differences

A residential condominium of more than 10 units must hold a board meeting at least once each quarter, and at least four times a year the agenda must give owners a chance to ask the board questions (Fla. Stat. § 718.112(2)(c)). Board meetings at which a quorum is present are open to all unit owners, who may record them and may speak on designated agenda items and ask about construction, repairs and current-year finances (Fla. Stat. § 718.112(2)(c)). Notice identifying all agenda items is posted conspicuously on the condominium property at least 48 continuous hours before the meeting, except in an emergency; a video-conference meeting’s notice says so and carries a hyperlink, a conference phone number and the physical address where owners can attend in person, and the meeting is recorded and kept as an official record (Fla. Stat. § 718.112(2)(c)1.). A non-emergency special assessment, or an amendment to rules about unit use, needs written notice mailed, delivered or transmitted and posted at least 14 days before, backed by an affidavit in the official records (Fla. Stat. § 718.112(2)(c)1.). An item left off the notice may be taken up on an emergency basis only by a vote of at least a majority plus one of the board, and must be noticed and ratified at the next regular meeting (Fla. Stat. § 718.112(2)(c)1.).

Common mistakes

• Posting a notice without agenda items. The notice must specifically identify the agenda items (Fla. Stat. § 720.303(2)(c)1.).
• Voting in a group email. Directors may communicate by email but may not vote by it (Fla. Stat. § 720.303(2)(a)).
• Adopting a special assessment on ordinary board-meeting notice. Special assessments and parcel-use rule amendments need the 14-day mailed-and-posted notice (Fla. Stat. § 720.303(2)(c)2.).
• Closing a meeting for “sensitive” contract talks. Only litigation meetings with counsel and personnel meetings may be closed (Fla. Stat. § 720.303(2)(b)).
• Ignoring the website clock. Associations with 100 or more parcels post board notices and agendas online by the notice deadline (Fla. Stat. § 720.303(4)(b)1.m.).

Where software fits

Platforms that post notices, collect email consents and store agendas are compared in our best-of roundups; this page stays with what the law says.

When to involve counsel

Talk to counsel before any closed session, before any meeting that will levy or raise an assessment, and when a member alleges a meeting was held without notice — the open-meeting rules also reach committees, and a decision made in a defective meeting is the kind of thing a court is asked to unwind.

Corrections and review history

• 2026-09-09: citations checked against the 2025 Florida Statutes on flsenate.gov. Not yet published.

Sources

1. Florida Statutes § 720.303 (2025) — Association powers and duties; meetings of board; official records; budgets — accessed 2026-09-09
2. Florida Statutes § 720.306 (2025) — Meetings of members; voting and election procedures; amendments — accessed 2026-09-09
3. Florida Statutes § 718.112 (2025) — Condominium bylaws (board meetings; unit owner meetings; elections) — accessed 2026-09-09