Free tool · Florida Chapters 718 · 720 · 719
Florida Records-Request Deadline Calculator
A Florida community association must respond to a written request to inspect official records within 10 working days for a condominium (§718.111(12)) or cooperative (§719.104(2)), or within 10 business days for an HOA (§720.303(5)). Miss it and the law presumes a willful violation — exposing the association to $50-per-day damages. This free tool dates your deadline from the day the request was received.
Choose your association type, enter the date the association received the written request, and the calculator counts forward to the response-due date, flags the day the willful-failure presumption attaches, and cites the statute that controls it. Print it, add it to your calendar, or have it emailed to you.
Informational only — not legal advice. Statute data current as of 2026-06-26. This tool dates the statutory deadline; it does not account for your association's governing documents. Verify with a licensed Florida CAM or attorney before relying on it.
Date your response deadline
Two details is all it takes. The deadline below is computed from Florida statute and cited to the section that controls it.
Records rules by association type
Each association type runs on its own statutory schedule. The dedicated guides break down the records-inspection right, the response clock, and where each chapter differs.
How it works
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Pick your association type
Condominium, HOA, or cooperative — each chapter has its own statute and its own working-day or business-day clock.
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Enter the date the request was received
The response clock starts on receipt, not the day the request was mailed. The receipt day is day zero; the count begins the next working or business day.
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Get your dated deadline
The calculator counts forward — skipping weekends and Florida legal holidays — to the response-due date, flags the willful-failure presumption date, and cites the governing statute.
Common questions
- How long does a Florida HOA have to respond to a records request?
- 10 business days after receiving a written request, under §720.303(5). If the request was sent by certified mail with return receipt requested and the HOA fails to provide access within 10 business days, the law presumes a willful violation — exposing the association to $50-per-day damages (a $500 minimum) plus attorney's fees.
- How long does a Florida condominium have to respond to a records request?
- 10 working days after receiving a written request, under §718.111(12). Failure within 10 working days creates a rebuttable presumption that the association willfully failed to comply, with minimum damages of $50 per day for up to 10 days, beginning on the 11th working day.
- How long does a Florida cooperative have to respond to a records request?
- 10 working days after receiving a written request, under §719.104(2) — the same structure as a condominium. The records must be made available within the county or within 45 miles of the cooperative, and the same willful-failure presumption and $50-per-day damages apply.
- When does the records-request clock start — when I mail it or when they receive it?
- On receipt. All three Florida chapters count the response deadline from when the association receives the written request, not from when you mailed it. Sending by certified mail with return receipt requested is the cleanest way to prove the date of receipt — and for HOAs, certified mail is what triggers the willful-failure presumption.
- What are the penalties if a Florida association misses the records-request deadline?
- The law presumes the association willfully failed to comply. The requesting owner or member may recover minimum damages of $50 per day for up to 10 days (a $500 statutory minimum), or actual damages if greater, plus prevailing-party attorney's fees (§718.111(12), §719.104(2), §720.303(5)). Confirm how this applies to your situation with counsel.
- Is this tool free, and is it legal advice?
- The calculator is completely free and requires no account. It is informational only and not legal advice — it dates the statutory response deadline and cites the governing statute, but your association's counsel confirms how the law applies to your specific records request and governing documents.
From deadline to done
This is the deadline. RecordGuards does the work.
This free tool dates the response clock. The RecordGuards platform it comes from is built to help you meet it — your association keeps control, the software does the toil:
- Keeps the official records organized in one searchable vault.
- Runs the owner web portal so records are available online (§718.111(12)(g)).
- Tracks the working-day response clock and surfaces the deadline before it lands.
- Logs an append-only audit record of every records action.
RecordGuards is a compliance platform, not a law firm, and does not provide legal advice.