HOA Management Software for Florida
Built for communities in Florida, with references to Ch. 720 (HOAs), Ch. 718 (condos), Ch. 719 (cooperatives), Ch. 617 (not-for-profit corporations), Florida Statutes in AI answers for your board to check, and a 30-day free trial.
Built for Florida's rules
Every state's HOA statute has its own filing windows, disclosure requirements, and election rules. ForgeHOA's AI cites them inline and our workflows match them out of the box.
- SB-4D / SB-154 milestone structural inspection tracking for condos and co-ops 3+ stories, Phase 1 by age 30 (25 within 3 mi. of coast), Phase 2 if Phase 1 finds substantial structural deterioration. ForgeHOA stores the inspector report, board summary, and 10-year recertification clock.
- Structural Integrity Reserve Study (SIRS) workflow under §718.112(2)(g), mandatory for condos and cooperatives 3+ stories. ForgeHOA runs the every-10-years SIRS cadence and blocks the assessment-waiver options that statutes removed in 2024.
- Website records under §720.303(4)(b) (HOAs, 100+ parcels) and §718.111(12)(g) (condos, 25+ units): an owners-only portal, board-only folders, and a checklist of every record your statute lists with whether owners can open it
- Estoppel certificate workflow per §720.30851 (HOAs) and §718.116(8) (condos), 10-business-day turnaround, fee caps tracked, expedited-fee logic built in
- Ch. 720 and Ch. 719 governance differentiated automatically, voting interests, recall procedures, and notice windows adapt to the chapter when you set the community type
- Hurricane preparedness checklist generator integrated into the Compliance Calendar with insurance-renewal reminders
Frequently asked questions
Does ForgeHOA track Florida milestone inspections and SIRS for condos?
Yes. After Surfside, SB-4D (2022) and SB-154 (2023) require milestone structural inspections for condo and cooperative buildings 3 stories or higher: Phase 1 visual inspection by age 30 (25 within 3 miles of the coast), Phase 2 if Phase 1 finds substantial structural deterioration, then a 10-year recertification cycle. ForgeHOA tracks each phase, stores the inspector report and board summary, and runs the parallel Structural Integrity Reserve Study (SIRS) under §718.112(2)(g) on its 10-year schedule with the eight statutorily required components.
Does ForgeHOA handle all four Florida chapters that govern community associations?
Yes. Florida community associations sit under Ch. 720 (HOAs), Ch. 718 (condominiums), Ch. 719 (cooperatives), or Ch. 617 (the not-for-profit corporation chapter that backstops all three). When you set up a community, ForgeHOA records its type and adjusts notice windows, voting-interest math, recall procedures, financial-report tiers, and reserve rules to match. Mixed-portfolio managers can run condos, HOAs, and co-ops from a single dashboard with chapter-correct workflows side by side.
How does ForgeHOA handle the Ch. 718.111(13) annual financial report?
Section 718.111(13) requires condos to deliver an annual financial report to members within 90 days of fiscal year end, with the financial-reporting tier (cash receipts, compiled, reviewed, or audited) keyed to total annual revenues. ForgeHOA keeps the double-entry books the report is drawn from, produces the balance sheet, income statement and budget-versus-actual, and lets you post the finished report to the owner portal. HOAs follow the parallel §720.303(7) rules.
Does ForgeHOA help with Florida's association website requirement?
Yes. HOAs with 100 or more parcels (§720.303(4)(b)) and condos with 25 or more units (§718.111(12)(g)) must post official records where only owners can reach them. ForgeHOA's owner portal is that protected section, board-only folders keep working papers private, and a checklist lists every record your statute names with whether owners can open the document you linked. It isn't legal advice: confirm the details with your association's attorney.
How does ForgeHOA handle Florida estoppel certificates?
Estoppel requests under §720.30851 (HOAs) and §718.116(8) (condos) carry a 10-business-day statutory turnaround and tightly capped fees ($299 base, with surcharges for delinquent accounts and expedited service that index annually). ForgeHOA accepts requests through a public-facing form, assembles the certificate from live data, applies the right fee schedule, and tracks the SLA clock, late certificates lose the right to charge a fee, so this matters.
Does ForgeHOA support post-Surfside reserve funding rules?
Yes. As of December 31, 2024, condo and co-op associations 3 stories or higher can no longer waive reserves for SIRS components. ForgeHOA enforces the funded reserve line items inside the budget tool, surfaces the SIRS-required components separately in the reserve forecast, and warns the board if a draft budget tries to underfund a SIRS line. The reserve summary cross-references the SIRS report so members can see what they are funding.