HOA & Community Association calculators

F.S. § 718.112(2)(g)

Florida SIRS Calculator (Structural Integrity Reserve Study)

A per-component reserve-adequacy walkthrough for Florida condominiums of three or more habitable stories. Enter your SIRS report's replacement cost, remaining useful life, and current balance for each statutory component — roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors — and the calculator returns the per-component and aggregate full-funding requirement, the SIRS compliance verdict, and the named largest, shortest-life, and most-underfunded components.

F.S. § 553.899

Florida Milestone Inspection Trigger & Cost Calculator

When is your Florida condo or co-op due for its mandatory milestone structural inspection under F.S. § 553.899 — and what should it cost? The calculator returns the trigger year (25 years if within 3 miles of coast, 30 years inland, 10-year recurrence after first), the Phase 1 cost estimate range, and the Phase 2 risk-adjusted add if substantial structural deterioration is suspected.

F.S. § 718.112(2)(f)

Florida Condo Reserve Funding Adequacy Calculator (SIRS)

Are your association's reserves on track to fully fund SIRS components under Florida's post-Surfside reserve mandate? Computes the required per-unit contribution, current shortfall, years to fully funded, and special-assessment exposure under F.S. § 718.112(2)(g) — effective 12/31/2024.

F.S. § 718.112(2)(f)

Florida Reserve Study Funding Plan Calculator

Build a Florida-statute-aligned funding plan from your reserve study. Enter up to eight components (useful life remaining, replacement cost, percent already funded) and the calculator returns the per-component annual contribution, the total required reserve contribution, the per-unit annual share, the aggregate funded-status percentage, the gap vs. the current contribution, and the 5-year and 10-year cumulative projections — straight-line method for HOAs, component-component method for condos under the post-SIRS regime.

F.S. § 718.111(11)

Florida Condo Master Policy Deductible Allocation Calculator

When a Florida condominium master policy pays a claim, the deductible is allocated to unit owners as a common expense under F.S. § 718.111(11)(d). For a $50M Florida building with a 5% hurricane deductible, that's $2.5M spread across the unit base — and the unit owner's HO-6 loss-assessment coverage may not be enough to absorb it. This calculator quantifies the per-unit share, the HO-6 reimbursement gap, and the out-of-pocket exposure.

F.S. § 718.116(10)–(11)

Florida HOA & Condo Special Assessment Calculator

Compute your unit's share of a Florida community-association special assessment, the per-installment payment, total interest, and the procedural and lien rules the association must follow under F.S. § 718.116, § 718.112(2)(c), and § 720.3085.

F.S. § 718.303(3)–(4)

Florida HOA & Condo Fine Calculator

Check the lawful maximum and the procedural validity of a Florida community-association fine under F.S. § 718.303(3)–(4) (condo) or § 720.305(2) (HOA). Walks the statutory ladder — $100/day cap, $1,000 per-violation aggregate cap, 14-day notice, hearing committee composition, and the rules on whether the fine can become a lien.

F.S. § 718.116(3)

Florida HOA & Condo Late Fee + Past-Due Interest Calculator

Compute the total owed on a past-due Florida community-association assessment: principal, statutory late fee (greater of $25 or 5%), past-due interest (capped at 18% per F.S. § 718.116(3) / § 720.3085), and projected attorney-fee exposure if collection proceeds to a lien.

F.S. § 718.110

Florida HOA & Condo Quorum + Voting Threshold Calculator

Compute the quorum required for a Florida community-association meeting and the vote threshold required to adopt a specific decision — general business, bylaw amendment, declaration amendment, director recall, or a budget increase greater than 115% of prior year. Cites the operative statute (F.S. § 718.110, § 718.112, § 720.306, § 720.303) for each decision type.

F.S. § 718.112(2)(d)

Florida Board Director Eligibility Calculator

Determine whether a candidate is eligible to serve on a Florida condominium or HOA board under F.S. § 718.112(2)(d) and § 720.306(9). The calculator walks the four statutory gates — 90-day monetary delinquency, prior felony with the 5-year civil-rights-restoration window, the 90-day post-election certification requirement, and the co-owner / co-occupancy rule — and returns an Eligible / Conditionally Eligible / Ineligible verdict with the operative statute cited for each ground.

F.S. § 718.117 (all subsections

Florida Condominium Termination Calculator

Compute the 80% approval threshold, the 5% objector cap, the per-unit distribution of proceeds, and the unit owner's net (after mortgage payoff) for a Florida condominium termination under F.S. § 718.117. Walks the optional-termination procedure of § 718.117(3), the distribution rules of § 718.117(11), the mortgagee-consent requirement of § 718.117(4)(b), and the post-vote judicial-review window of § 718.117(13), incorporating the HB 1021 (2024) amendments to Florida termination practice.

F.S. § 718.112(2)(i)

Florida Condominium Capital Contribution Calculator

Compute the one-time initial capital contribution a Florida condominium or HOA charges new owners at closing under F.S. § 718.112(2)(i) and § 720.308. Compares the four common declaration methods — fixed dollar, months of dues, percentage of sale price, and working-capital seed — to find the lowest and surface the per-unit fairness trade-off.

F.S. § 718.116

Florida Association Lien & Foreclosure Timeline Calculator

Project the full collection arc on a delinquent Florida community-association account: total owed (assessments + 18% statutory interest + collection costs + attorney fees), the current procedural step on the lien-foreclosure ladder, the next-step deadline under the two 45-day notice clocks (F.S. § 718.121(4) / § 720.3085(4) pre-claim; § 718.116(6)(b) / § 720.3085(3)(d) pre-foreclosure), the typical 6–15 month judicial foreclosure window, and the safe-harbor cap on first-mortgage lender take-out under § 718.116(1)(b) / § 720.3085(2)(c).

F.S. § 718.111(7)

Florida HOA Election Inspector & Recall Calculator

Verify that the proposed independent inspector of elections is eligible to certify a Florida condo or HOA board election under F.S. § 718.112(2)(d)4 and § 720.306(9)(c), compute the winning candidate(s) from a board-election ballot tally, and evaluate the majority-of-voting-interests recall threshold under § 718.112(2)(j) / § 720.303(10). One certificate-ready pass for every annual or recall vote.

F.S. § 718.111(13)

Florida HOA Annual Financial Reporting Calculator

Determine which annual financial report your Florida condominium or HOA must complete under F.S. § 718.111(13) and § 720.303(7). The calculator routes total annual revenue through the four statutory tiers — report of cash receipts and expenditures, compiled, reviewed, or audited — applies the owner-vote waiver (majority of voting interests) when invoked, estimates the CPA-engagement cost range for the effective level, and tracks the 90-day completion deadline measured from fiscal year-end.

F.S. § 720.3035 (HOA architectural-review limitations and 45-day window)

Florida HOA Architectural Review Decision Timeline Calculator

Compute where an architectural-review application stands under F.S. § 720.3035. Walks the 45-day decision window, the Sterling Village v. Breit reasonable-basis standard for any denial, and the F.S. § 718.113(2) material-alteration owner-vote pathway for common-elements changes. Returns a timeline status (within-window / deemed-approved / acted), a § 720.3035 deemed-approval trigger note, an ARC compliance verdict, a material-alteration flag where applicable, and the recommended next step.

F.S. § 718.113(2) (material-alteration 75% owner-vote requirement)

Florida Condominium Material Alteration Vote Calculator

Compute the F.S. § 718.113(2) 75%-owner-vote threshold for a Florida condominium material alteration to the common elements, screen the alteration type against Florida case law (Cottrell v. Thornton "palpably different" standard; Sterling Village v. Breit restrictive-construction principle), surface the F.S. § 718.113(5) necessary-to-comply exception, and return a Passes / Falls Short / Pending verdict against current vote totals. Returns required yes-vote count, materiality classification, outcome verdict, gap to threshold, and the parallel § 718.110(4) declaration-amendment flag for structural additions.

F.S. § 718.110 (condominium declaration / bylaws amendment threshold)

Florida HOA Bylaws & Declaration Amendment Vote Calculator

Compute the F.S. § 718.110 and § 720.306 amendment-vote threshold for a Florida condominium or HOA declaration, bylaws, or post-2018 use-restriction amendment, returns the class-of-amendment classification, the required affirmative yes-vote count, the quorum requirement, and a Passes / Falls Short / Pending verdict against current vote totals. Surfaces the F.S. § 718.110(13) 75% use-restriction floor and the declaration-binding principle reaffirmed in Lake Forest Master Community Ass'n v. Buisson (Fla. 4th DCA 2018).

F.S. § 719

Florida Cooperative Apartment Cost Calculator

Florida Statutes Chapter 719 governs cooperative apartments — a distinct ownership structure from condominium (Chapter 718). In a co-op, the cooperative association holds ONE mortgage on the entire building; there are no separate unit mortgages. The building mortgage is paid through monthly maintenance, which also bundles property tax, insurance, operations, and reserves. This calculator decomposes that maintenance fee, computes the unit's allocated share of the building mortgage debt, and compares the true monthly housing cost to an equivalent condominium.

F.S. § 718.110(13) (post-2018 75% supermajority for condo amendments materially restricting use

Florida HOA Rental Restriction Vote & Grandfathering Calculator

Compute the F.S. § 718.110(13) and § 720.306(1)(d) 75% supermajority threshold for a Florida condominium or HOA rental-restriction amendment (minimum-lease term, no-rental rule, or lease-approval requirement); return a Passes / Falls Short / Pending verdict against current vote totals; quantify the grandfathered-owner cohort (owners holding title as of the effective date are not bound by the new restriction until they sell, under the 2021 amendment to § 718.110(13) and the Contracts-Clause baseline); project years to full effect at the entered churn rate; and surface the F.S. § 718.112(2)(i) lease-application authority that survives a failed cap and the HB 1537 (2024 failed) vacation-rental preemption status.

F.S. § 718.303

Florida HOA / Condo Suspension of Rights Calculator

Check whether a Florida community association may suspend an owner's common-area use rights and voting rights for monetary delinquency. Walks the statutory ladder under F.S. § 718.303 (condo) and § 720.305 (HOA): the more-than-90-day delinquency threshold, the 14-day written-notice window, the non-essential-rights limitation, the uniform-application requirement, and the automatic restoration on cure.

F.S. § 718.112(2)(j) (condominium recall procedure)

Florida HOA/Condo Recall Election Calculator

Walk a Florida condominium or HOA board-recall vote against the F.S. § 718.112(2)(j) / § 720.303(10) majority-of-all-voting-interests threshold, the 5-business-day board response window, the 10-business-day records-turnover window for a certified recall, and the DBPR arbitration pathway when the board rejects or fails to act. Returns the required vote count, per-director status (recalled, retained, pending board action, or awaiting arbitration), deadline countdowns, and a certificate-ready summary.

F.S. § 720.3085(2)(b) (HOA notice of intent to record lien

Florida HOA / Condo Pre-Lien Notice Calculator

Walk a Florida HOA or condominium pre-lien notice of intent to record a claim of lien against the 45-calendar-day statutory window under F.S. § 720.3085(2)(b) (HOA) and F.S. § 718.121(4) (condo, post-2024 SB 154 unification). Returns the effective service date (signed return-receipt or dispatch + 5-day common-law presumption), the earliest date the association may record the Claim of Lien, the days-remaining countdown, the procedural posture (not sent / within window / window expired — may file), and whether the attorney-fee shift under F.S. § 718.116(6)(b) / § 720.3085(1)(b) is preserved. Filing a lien without the proper 45-day notice voids the lien and forfeits attorney-fee recovery.

F.S. § 718.116(8)(d) and § 720.30851

Florida Estoppel Fee Calculator

Maximum estoppel certificate fee a Florida HOA or condo association can charge under F.S. § 718.116(8)(d) and § 720.30851. Adjust for delinquency, expedited delivery, and multi-unit aggregate caps.

F.S. § 720.30851(3)

Florida HOA & Condo Closing Cost Calculator (Transfer Fee + Capital Contribution)

Compute the non-estoppel community-association line items at a Florida closing — transfer fee, capital contribution (flat / percentage of price / months of dues), working capital deposit, and other association-administered fees. Verifies the transfer fee against F.S. § 720.30851(3) for HOAs and flags overages.

F.S. § 196.031 (homestead)

Florida HOA / Condo Dues Affordability + Reserve-Risk Calculator

The buyer-side affordability check for a Florida HOA or condo. Computes total monthly housing cost (P+I + property tax + insurance + HOA dues), front-end DTI, AND a Florida-specific risk-adjusted DTI that adds a special-assessment buffer based on the building's SIRS reserve funded percentage from the estoppel disclosure.

Tex. Prop. Code § 209.0091 (30-day pre-foreclosure notice by certified mail

Texas HOA Assessment Lien & Foreclosure Calculator

Walk a Texas HOA assessment-lien enforcement file against Texas Property Code Title 11 (Texas Residential Property Owners Protection Act): the 30-calendar-day pre-foreclosure notice under § 209.0091, the judicial-foreclosure default under § 209.0092, the attorney-fee preservation under § 209.008, and — most importantly for owners — the 180-day post-sale right of redemption under § 209.011 (unique to Texas in the HOA context; Florida has no equivalent). Returns the effective service date (signed return-receipt or dispatch + 5-day mailbox presumption), the earliest foreclosure-eligible date, a days-remaining countdown, the procedural posture (not sent / within window / window expired), and — if a foreclosure sale has occurred — the redemption deadline and days remaining to redeem.

Tex. Prop. Code § 209.006 (10-day written notice before fine

Texas HOA Fines & Procedural Validity Calculator

Walk a Texas HOA fine through the Tex. Prop. Code § 209.006 procedural ladder: 10-day written notice, opportunity to be heard before a properly composed committee (at least 3 owners who are not officers, directors, or employees), and the declaration daily cap. Returns total fine lawful vs. charged, any overage, lien eligibility under Chapter 209, and suspension eligibility under § 209.0051.

Tex. Prop. Code § 207.003 (resale certificate delivery deadline: within 10 calendar days of written request)

Texas HOA Resale Certificate Deadline Calculator

Compute the Texas HOA resale certificate delivery deadline (written request + 10 calendar days under § 207.003), determine whether the certificate is overdue as of today, and calculate the buyer's 7-day cancellation window under § 207.007 — either 7 days from receipt or 7 days from closing if the certificate was not delivered before closing.

Tex. Prop. Code § 209.0051(c) (board meeting notice: at least 72 hours before the meeting

Texas HOA Open Meeting Notice Calculator

Check whether a Texas HOA board or annual meeting notice complies with Tex. Prop. Code § 209.0051 (regular board meetings: 72-hour advance notice) and § 209.00593 (annual meetings: 10–60 day window). Returns the compliance verdict, minimum notice deadline, the valid posting window for annual meetings, and days early or late.

Tex. Prop. Code § 82.114 (mandatory reserve fund for condominium associations

Texas Chapter 82 Condominium Reserve Fund Calculator

Compute the recommended annual reserve contribution for a Texas condominium association under Tex. Prop. Code § 82.114 (straight-line funding: replacement cost minus current balance divided by remaining useful life), the current funding ratio, years to full funding, the 2/3 owner-vote threshold to waive reserve requirements, and whether a reserve study is required under § 82.1141 (64+ units).

Tex. Prop. Code § 209.00592 (special assessments: majority board vote at open meeting

Texas HOA Special Assessment Calculator

Compute per-unit and total special assessment amounts under Tex. Prop. Code § 209.00592, check whether the amount exceeds the annual budgeted assessment per unit (triggering the likely owner-vote threshold in most declarations), and calculate monthly installments. Returns a warning when the special assessment may require owner approval beyond board authority.

Tex. Prop. Code § 209.0051(c) (board may suspend voting rights and use of common areas at an open meeting with advance notice

Texas HOA Voting Rights & Use Rights Suspension Calculator

Determine whether a Texas HOA may suspend a delinquent owner's voting rights (operational matters) and common-area use rights under Tex. Prop. Code § 209.0051(c). Returns a procedural checklist (open meeting, notice, hearing opportunity), what CAN and CANNOT be suspended (director election voting is separately protected under § 209.00592 and is never suspendable), and reinstatement conditions.