Florida CAM compliance — Chapters 718 · 720 · 719
The Florida compliance platform for condo, co-op, and HOA records — where they belong. Deadlines on the calendar. Owner requests answered before the clock runs. Built for the work, not bolted onto it.
The platform runs the fining ladder, the estoppel clock, and the records-request clock — not just stores the paperwork.
2 of 3 founding-partner slots remaining — Cohort I closes January 2027
G2 reviews open with Cohort I — the founding partners write the first ones.
RecordGuards is a compliance platform built for Florida community associations — condominiums (Chapter 718), HOAs (Chapter 720), and cooperatives (Chapter 719). It gives community association managers and boards a statutory records vault, an owner portal, and notice, estoppel, and compliance-tracking workflows keyed to each statute's deadlines — one platform across all three Florida chapters.
Find your starting point
Hours back on every association you manage — and the enforcement trail that makes those hours defensible. Notices filed. Estoppel clocks running. Fining ladders with the paper trail that holds up. Walk into any board meeting, or any owner records request, already covered.
Apply as a management companyThe statutory clocks run on the platform, not on memory. Owner requests are answered before the deadline — at any hour, without calling the office. Your volunteers stay volunteers, not compliance staff. Every dollar the community is owed — estoppel fees, enforced fines — captured through a process that holds up.
Apply as a board memberEvery CAM platform keeps your bylaws on file. RecordGuards is the one that actually runs them.
Notice Hearing Decision Record
ONE STATUTE EVERYONE KNOWS. TWENTY-TWO MORE THAT STILL APPLY.
§718.111(12) is the obligation that made the news — owner records, website access, the line every CAM has memorized. It is also one line in a much longer book. Estoppel certificates. Meeting notices. Fining procedure. Elections. Reserves. Records retention. Electronic consent. More than twenty Florida statutes across Chapters 718, 719, and 720 — plus the recent reforms (HB 913, HB 1021, HB 1203) that reshaped them.
RecordGuards keeps that whole picture in one place — designed to help your association meet every requirement on the list, organized from day one and accessible by the people who need it.
RecordGuards is a compliance platform, not a law firm, and does not provide legal advice. We recommend confirming how these obligations apply to your specific association with your association's counsel.
Estoppel certificates
§718.116(8) · §720.30851
Board-meeting notices
§718.112(2)(c)
Annual & election meetings
§718.112(2)(d)
Fining & hearing procedure
§718.303
Annual budget & reserves
§718.112(2)(f)
Document retention
§718.111(12)(b)
Electronic consent / delivery
§718.112(2)(d)7
Cooperative records & governance
§719.104 · §719.106
Coverage spans Chapters 718, 719, and 720. Which obligations apply, and how, depends on the association — confirm specifics with your association's counsel.
Go deeper on the obligations CAMs ask about most: Florida estoppel deadlines & fee caps, the HOA records & website rules, and the condo records requirements.
SIX PROBLEMS A CAM ALREADY KNOWS.
Not a demo. Not a roadmap. These capabilities are running in production right now.
The same workflows are designed to run on the HOA (Ch. 720) and cooperative (Ch. 719) statutes — estoppel under §720.30851, records under §719.104 — not just the condo book.
§718.112
A board meeting held on defective notice is, legally, a meeting that never happened.
Playground tenant — illustrative.
Post board meeting notices, community announcements, and statutory notices — delivered electronically to consenting residents, print-ready for the rest. Every resident who authorizes e-delivery reduces the certified-mail spend. Those postage dollars stay in the operating budget.
Live
§718.116(8)
Miss the estoppel deadline and the right to collect goes with it — quietly, permanently.
Playground tenant — illustrative.
Florida statute lets your association charge a fee on every sale's estoppel certificate. That fee is the community's by law, recovered only when the certificate lands within ten business days. A deadline-tracking workflow that keeps every sale's estoppel clock visible — so the fee your community is owed gets captured, not forfeited to a missed window.
Live
§718.111(12)
A records request arrives. The clock started when she hit send.
Playground tenant — illustrative.
Every official association record, organized by Florida statute category, searchable by anyone the statute says can see it — at any hour, without a phone call. Residents find what they're entitled to. Your staff isn't the one looking for it.
Live
§718.111(12)(g)
HB 1021 told qualifying condos to put up a website. Most are still working on it.
Playground tenant — illustrative.
A resident-facing portal where unit owners access records, notices, and communications at any hour — without calling the office. Built to WCAG 2.1 AA from the first line of code, because a condo association website carries ADA Title III exposure too.
Live
§718.111(12)
Compliance gaps introduce themselves at the worst possible moment — an audit, a complaint, a letter from DBPR.
Playground tenant — illustrative.
One screen shows every document your association is required to maintain — what's current, what's coming due, and where the gaps are. Color-coded by statute, updated in real time. You always know where you stand. So does your counsel, when they need to know.
Live
§718.111(11)
Lapsed insurance. Expired certifications. Nobody emails to say it happened — until there's a claim and the coverage isn't there.
Playground tenant — illustrative.
Policies, certifications, and contracts — every deadline on one calendar. Automated reminders keep nothing invisible.
Live
FLORIDA FINING & VIOLATION ENFORCEMENT — §718.303 · §720.305 · §719.303
Procedure is what makes a bylaw enforceable. Without the §718.303 trail — notice, hearing, written decision, durable record — a fine is a letter, not an obligation. RecordGuards runs the trail.
Most boards have bylaws. Most don't enforce them — because the Florida statutory process takes more steps than any volunteer board wants to track manually. The violation notice has to land. The cure window opens and closes. A fining committee has to be properly seated and noticed. The owner gets fourteen days' written notice and a real chance to be heard. A majority of the committee — not a majority of who showed up — has to confirm. Every step a board skips is a fine that doesn't hold. Every fine that doesn't hold is money back in the violator's pocket — and a rule that stops being a rule.
Miss one rung and the fine doesn't hold. The next violation lands and the whole building knows. A bylaw stops being a rule and starts being a suggestion.
Florida Ch. 718 (condo), Ch. 720 (HOA), and Ch. 719 (co-op) all follow the same procedural ladder. RecordGuards walks the board through every rung:
Before. A binder. A scattered email thread. A board member who took notes at the meeting and then went on vacation. A fining committee that was never actually seated under the bylaws. A 14-day clock nobody was watching. A fine that gets challenged six months later, and that the association quietly drops — because the paperwork won't hold up.
After. The next violation lands and the board knows the ladder will run. The owner knows the ladder will run. The committee meets because the calendar invite went out. The notice clock is on the dashboard. The hearing record exists. The fine, if imposed, is enforceable. The building is quieter — not because rules are waived, but because they're real. Good stewardship of the community's rules is the same as good stewardship of its reserves: the community benefits when the process holds.
The fining committee is seated, noticed, and majority-gated in software. A hearing scheduled inside the 14-day window blocks at scheduling, not after the fine is imposed.
Fining-ladder dashboard — every violation positioned on its statutory rung.
Playground tenant — illustrative.
Hearing record — panel independence attested, vote tally written to the record.
Playground tenant — illustrative.
14-day clock checked at scheduling — the panel holds a hearing until the statutory window opens.
Playground tenant — illustrative.
Bylaws stop being suggestions. The building gets quieter. The board stops being the bad cop and starts being the keeper of a process the community agreed to.
RecordGuards runs the procedural framework Florida statute requires. The board, with its licensed CAM and association counsel, makes every decision — to issue, to accept a cure, to impose, to waive. We don't replace counsel. We make the ladder tractable.
Notice Hearing Decision Record
The four nouns the statute names. The four nouns RecordGuards runs.
Vault competitors store the violation notice.
We generate it from a statutory template, validate the inputs, mail it under the affidavit-of-mailing workflow, and start the 14-day clock.
Vault competitors store the estoppel PDF.
We pull the live ledger, apply the statutory fee cap, and generate the certificate within the 10-business-day window — so the fee your community is entitled to is captured, and closings aren't delayed by a dispute.
Playground tenant — illustrative.
Vault competitors store the hearing minutes.
We keep a fine from going out when the hearing fell inside the notice window, when the committee identity drifted, or when a majority of the seated committee didn't confirm — so the ones you do impose hold up.
Three of the thirteen Florida notice types require certified mail with return receipt. RecordGuards routes those to counsel, instead of pretending the green card is optional.
Every Florida statutory procedure that has a clock — records request, estoppel, fining hearing, lien escalation — runs on a clock the platform watches for you.
Cohort I founding partners co-build the workflow engine that runs Florida CAM enforcement procedure — with their buildings' real cases shaping each surface.
See the line-by-line breakdown: how RecordGuards compares to general Florida association software.
No borrowed logo wall
RecordGuards is in its founding window — too new for a wall of customer logos, too careful to rent one. What we can do is put what's true today on the record, the same way the platform does.
The platform is live in production — six statutory workflows running today.Vault, owner portal, notices, estoppel, scorecard, expiration calendar.
On the recordFounding Cohort I: of three founding seats, 2 remain.The window closes January 2027. Founding pricing is scoped to each association.
2 seats openEvery state-changing action writes to an append-only audit trail.Built for the day someone asks you to prove what happened — and when. That record isn't for the platform. It belongs to your association.
On the recordThe owner portal is designed and built to WCAG 2.1 AA accessibility guidelines.ADA Title III exposure is a website problem too — we treat it as one. Confirm specifics with counsel.
On the recordPlatform contracts are included from day one.MSA, Terms of Service, and Privacy Policy — drafted for the platform. No outside paper to chase.
On the recordBuilt in Brickell, Miami — under the same statutes our customers live with.Florida first because Florida moved first. The statute registry is data, not code.
On the recordA Valzero Inc. product.RecordGuards is built and operated by Valzero Inc.
On the recordReviewed as of May 2026 — current for 2026.
Founding partners
Cohort I shapes the next twelve months of statutory mechanics — what the fining committee dashboard looks like, what the affidavit envelope says, how the lien escalation flow routes to counsel.
2 of 3 founding-partner slots remaining
Founding Cohort I closes January 2027
Three Florida associations partner with us through Cohort I. Their cases — fining ladders, estoppel turnarounds, records requests under deadline — shape what ships next.
Founding pricing. Direct line to the team building the platform. Roadmap weight on the statutory mechanics that matter to your building.
Founding partners receive custom pricing scoped to your association's size and statute obligations.
Apply for a spotLegal armor
A Master Services Agreement, Terms of Service, and Privacy Policy — drafted for the platform, in force from day one. No outside paper to chase before you can use the system.
ACCESSIBILITY — THE LAW THAT DOESN'T STOP AT THE STATE LINE · WCAG 2.1 AA · ADA Title III
Florida statute is one law your website answers to. The Americans with Disabilities Act is the other. ADA Title III website-accessibility cases are filed nationwide — and a condo association website is exactly the kind of public-facing site plaintiffs' counsel notices.
The RecordGuards owner portal is designed and built to follow WCAG 2.1 AA accessibility guidelines — engineered to reduce an association's ADA Title III website-accessibility exposure.
WCAG and ADA accessibility requirements are subject to interpretation and change. Confirm your association's accessibility obligations with your association's counsel.
Owner portal — designed mobile-first, WCAG 2.1 AA from the first line of code.
Playground tenant. WCAG conformance reviewed; see disclosure.
A 1968 TOWER, RUN BETTER THAN A 2026 ONE.
Brickell Tower 1968 — running its statutory compliance from one screen.
Playground tenant — illustrative.
A 1968 condo tower on Brickell stands fifty-eight years old, original elevators, balconies under inspection — running its statutory compliance on software more advanced than what ships with the towers opening this year.
The boards that move first already know the cost of moving last. They saw the website mandate clock start. They saw HB 1021 land. They didn't wait to see what the property-management suite would ship in 2027.
RecordGuards is what they adopted. The platform runs the clocks — records requests, estoppel deadlines, the fining ladder. AI classifies the upload; the admin confirms the filing. The CAM stays in charge. The work stays organized. That's the leapfrog.
And it is built to go further still. The AI tools on the roadmap below are designed to assist with more of that legwork — answering questions across every record your office holds, taking routine inbound calls — while the board and its manager stay the ones who decide and approve.
AI classifies the upload. The admin confirms before it files. The retention floor is statutory, not learned.
Take a look inside
Three quick details and we'll email a read-only preview link configured for your association type. Explore at your own pace — a real person on our team is a reply away whenever you're ready.
Prefer to see it right now? Choose your association type — no email required.
It's read-only — nothing you do there is saved.
On the roadmap
In active development. Built next, on the same procedural backbone the live features run on.
AI assists the operator. The CAM stays in charge.
Records query
§718.111(12)
Paint expense, 2024 — sourced from 3 vendor invoices.
Playground tenant — illustrative.
An AI assistant grounded in your association's full working corpus — RecordGuards records, vendor email, and files from your office's shared drives. Ask "how much did we spend on paint in 2024" and get a sourced answer. Runs on a dedicated on-site appliance, so your data never leaves the building.
Sourced answers from your own records. The CAM decides what to do. Roadmap. Date TBD.
Call routed
Incoming call
Caller asked for an estoppel — sent the portal link.
Playground tenant — illustrative.
A voice assistant that answers routine inbound calls with public information — office and amenity hours, self-service links, where to go for what — and routes everything else to your staff. Strictly public information: never reveals records, never shares resident data, never substitutes for your staff's judgment.
Handles the routine. The CAM handles the rest. Roadmap. Date TBD.
And past the state line: the rule engine doesn't know it's a Florida engine. The statute registry is data, not code — we chose Florida first because Florida moved first. Other states are on the roadmap, not on the platform yet.
Roadmap features are planned but not committed. Availability subject to development progress.
Free Florida tool
Enter your election date and the free Florida Election Timeline tool works backward through the statutory board-election notice deadlines for your association's chapter — then hands you the dates on a calendar you can download. No account, no email required to see the schedule.
Built for each chapter: condominium (Chapter 718), HOA (Chapter 720), and cooperative (Chapter 719).
Get in touch
Built in Florida for Florida community associations. The statutes we live with every day are the same ones your board does — and we keep RecordGuards anchored here so we never lose sight of what they mean in practice.
Loads Google Maps in this panel.
The community we serve — Brickell, Miami.
Talk to the team
Leave your number and your best time, and a member of our team will call you back directly.
Founding-partner application
Tell us about your association. If it's a fit, we'll be in touch personally about one of the remaining slots.
2 of 3 founding-partner slots remaining
Founding Cohort I closes January 2027