You looked at the bottom of your violation letter and saw a number that felt made up. $250. $500. $1,200 "and accruing." Before you panic-pay, here's what Florida law actually allows your HOA to charge — and the line they cannot cross without turning the fine into a lien they have to fight in court.
The headline numbers
Under Florida Statute § 720.305(2):
- A fine cannot exceed $100 per violation.
- A fine for a continuing violation can be levied per day, but in the aggregate may not exceed $1,000 — unless your community's governing documents specifically allow more.
- Any fine of less than $1,000 cannot become a lien on your home.
That last bullet is the one HOAs hope you never read. If your fine is $850, they can keep sending letters until the heat death of the universe — they cannot lien your title for it.
What the cap does not cover
The $100/$1,000 cap applies to fines. It does not cap:
- Special assessments validly adopted by the board.
- Attorney's fees if the HOA actually files suit and wins.
- Past-due regular assessments (your dues), which can lien your home regardless of amount.
If your HOA is calling something a "fine" but it walks like a special assessment, that's its own fight — and a winnable one.
Procedural requirements that come with the cap
The cap only applies once the fine is properly imposed. Before that happens, the HOA must:
- Provide written notice of the alleged violation.
- Give you at least 14 days notice of a hearing.
- Hold the hearing before a committee of non-board members who do not live with or are not related to a board member.
- Get a majority vote of that committee approving the fine.
Skip any one of those, and the fine is vulnerable.
What this means for you, today
If you've been hit with a single fine over $100, or a continuing fine that's spiraled past $1,000 with no recorded amendment authorizing it, you have a statutory defense — not just an argument. Save the letter, request the records, and demand the hearing. The math is on your side.
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Not legal advice. F MY HOA is a brand of Fight My HOA, LLC. We are not a law firm and do not provide legal advice or representation. This article is general information for Florida homeowners. For advice on your specific situation, consult a licensed Florida attorney.