HOA vs. Condo Association in Florida: What's the Difference?

“HOA” and “condo association” get used interchangeably all the time — but in Florida they’re legally distinct, governed by different statutes, and structured around a different idea of what you actually own. If you’re buying, serving on a board, or just trying to understand your dues, the difference matters.

What you own

Condominium (Chapter 718). You own the interior of your unit — roughly, the space between the walls — plus an undivided share of the common elements (roof, exterior walls, hallways, elevators, pool, land). The association owns and maintains those shared elements on behalf of all owners.

Homeowners association / HOA (Chapter 720). You typically own your lot and the structure on it, including the exterior and roof. The association owns and maintains common areas — entrance features, private roads, clubhouses, retention ponds, and landscaping in shared spaces.

The rule of thumb: condos share the building; HOAs share the neighborhood.

Who governs them

	Condominium	HOA
Florida statute	Chapter 718	Chapter 720
You own	Unit interior + share of common elements	Lot + home
Association maintains	Building & shared structures	Common areas
Typical dues cover	Building insurance, roof, exterior, shared utilities	Common-area upkeep, amenities
Reserves	Structural reserves increasingly required by law	Reserves vary by governing documents

Why the difference shows up in your dues

Because a condo association maintains the building itself, condo dues tend to be higher and cover big-ticket items like the master insurance policy, roof replacement, and exterior painting. Recent Florida legislation has also tightened structural inspection and reserve-funding requirements for many condominium buildings, which affects budgets and assessments.

HOA dues usually cover common-area landscaping, amenities, and shared infrastructure — your own roof and exterior are generally your responsibility.

What it means for boards

• Insurance: Condo boards manage a master policy on the structure; HOA boards usually insure only common-area assets.
• Maintenance responsibility: Drawing the line between owner and association responsibility is a common source of disputes — the governing documents control.
• Reserves & compliance: Condo boards face stricter statutory reserve and inspection rules than most HOAs.

This is general information, not legal advice. Your governing documents and current Florida statutes control in any specific situation.

How M&M helps

Whether your community is a condo or an HOA, the fundamentals are the same: a clear budget, well-funded reserves, responsive maintenance, and compliant governance. Our team manages both across South Florida — see our services or request a proposal for your association.