When Does HOA Turnover Happen in Florida?
Use the free tool — Turnover Check
Who runs the board before turnover?
In a new Florida community, the developer appoints the board at first. That's normal. Florida law also sets a point where that changes.
When are owners entitled to elect a majority?
Under Fla. Stat. 720.307, members other than the developer are entitled to elect at least a majority of the board three months after 90 percent of the parcels in all phases have been conveyed to members other than the developer. Some communities set an earlier trigger in their own declaration or bylaws.
- 90 percent of all planned parcels conveyed to non-developer owners, plus three months, is the statutory trigger.
- The exact count of parcels "in all phases" comes from your community's own governing documents. Read your declaration and bylaws rather than guessing.
What a developer-controlled board may not do
Before turnover, a developer-controlled board can't just levy a special assessment. Under Fla. Stat. 720.315, a majority of the parcel owners other than the developer must approve it at a duly called special meeting with a quorum present. If you're being asked to pay a special assessment before turnover, it's worth checking whether that meeting and vote actually happened.
Can the developer change the rules whenever they want?
Not freely. Under Fla. Stat. 720.307, a developer's right to amend the governing documents is subject to a test of reasonableness. An amendment may not be arbitrary, destroy the general plan of development, or shift economic burdens onto existing owners. What counts as "reasonable" is decided case by case — it isn't something a plain-language guide can predict for your situation.
Is this the right law for my community?
This page is about Chapter 720, which covers homeowners' associations. If you live in a condominium, a cooperative, a timeshare, or a mobile home park, Chapter 720 is not your statute — condominiums are governed by Chapter 718, which has different turnover rules. Please don't rely on this page if that's your situation.
If you received a violation notice or a fine, that's a different question from turnover — look for an HOA violation response tool instead of using this page.
What to do next
This is general information, not legal advice. It doesn't tell you whether you will win any dispute, and it can't read your community's declaration or bylaws for you. For anything contested, talk to a Florida community association attorney.
The free tool this page describes works from your own numbers: tell it how many parcels are planned and how many have closed, and it will explain where your community stands under Fla. Stat. 720.307 and 720.315 — based only on what you provide, not a guess.
Turnover Check reads what you type and explains Florida Chapter 720 in plain language. It can be wrong, it is not legal advice, and it is not a substitute for reading your community's own declaration and bylaws, and the parcel counts that decide it come from the developer, not from us. For anything contested, talk to a Florida community association attorney.