What Florida requires of the books
From the statutes, as the legal corpus holds them. The verified date is the day the value was last read against the statute's own text.
| Requirement | Value | Statute | Verified |
|---|---|---|---|
| Condo Administrative Late Fee CapChargeable only if the declaration or bylaws provide for it, in addition to interest; the fee for each late installment may not exceed the greater of $25 or 5 … | $25 | Fla. Stat. §718.116 (3) | Oct 15, 2026 |
| HOA Annual Financial Report Completion DeadlineDays after the end of the fiscal year within which the association must prepare and complete, or contract for, the financial report for the preceding fiscal ye… | 90 days | Fla. Stat. §720.303 (7) | Sep 4, 2026 |
| HOA Annual Financial Report Delivery DeadlineOutside limit, in days after the end of the fiscal year, for giving each member a copy of the annual financial report or written notice that one is available. … | 120 days | Fla. Stat. §720.303 (7) | Sep 4, 2026 |
| HOA Administrative Late Fee CapChargeable only if the declaration or bylaws provide for it; the fee for each late installment may not exceed the greater of $25 or 5 percent of that installme… | $25 | Fla. Stat. §720.3085 (3)(a) | Oct 29, 2026 |
| Records Response DeadlineWindow for the HOA to respond to a parcel owner records inspection request. | 10 business days | Fla. Stat. §720.303 (5)(a) | May 14, 2026 |
| Records Retention FloorMinimum retention period for official records under the HOA Act. | 7 years | Fla. Stat. §720.303 (4)(a) | May 14, 2026 |
| Condominium SIRS CadenceFlorida condominiums of three stories or more must complete a Structural Integrity Reserve Study (SIRS) every ten years (Fla. Stat. §718.112(2)(g)). | 10 years | Fla. Stat. §718.112 (2)(g) | Aug 12, 2026 |
7 of the 33 statutory thresholds the corpus holds for Florida concern the books. The full list, with every citation.
What arrives by the 10th
In January, the annual statement package and the CPA's schedules, numbered and hashed. We never hold signing authority over funds. Bookkeeping is not an audit, review, or attestation engagement.
Firms that manage in Longwood
The management companies the public record ties to associations here. A manager who would rather not grow an accounting team with the next twenty associations keeps the relationship; we keep the books.
How it starts
Send the last balance sheet and bank statement. We write back within two days with what we see, every line a number from your own file, free, whether or not you hire us. If the books are clean, we say so, and the second opinion is the service. The read is also how we choose: we take on an association only where the read says its books can be kept to this standard, and we keep ten at a time.
Setup follows a cutover date: opening balances from the bank statements and the owner records, the chart of accounts, every owner's ledger, the first month reconciled. The statements arrive by the 10th from then on.