Florida condo and HOA vendor insurance

This guide summarizes Florida statutes for community association managers. It is general information, not legal advice, and it does not tell you what your association must do. Governing documents, contracts and insurance policies differ from one association to the next, and the Legislature changes these chapters most years. Ask the association's attorney or insurance agent before you rely on anything here.

Every statement about the law was checked against the 2026 Florida Statutes and the Florida Senate's bill pages on October 27, 2026. The sources are linked where they are used and listed at the end.

Condominium associations are governed by chapter 718 (opens in a new tab) and homeowners' associations by chapter 720 (opens in a new tab). Neither the sections on official records nor the sections on contracts for products and services name insurance a vendor must carry or a certificate an association must collect. What an association asks of its vendors is set by the association: in its contracts and policies, often with advice from its insurance agent or attorney.

What the statutes do set for vendor contracts:

• Contracts for services, and contracts to buy, lease or rent materials or equipment for the association, must be in writing.
• A condominium association must get competitive bids when a contract's payments exceed 5 percent of its total annual budget, including reserves. A homeowners' association must when they exceed 10 percent. Neither has to accept the lowest bid, and both have exceptions, such as emergencies and a sole supplier in the county.

See section 718.3026 (opens in a new tab) for condominiums and section 720.3055 (opens in a new tab) for homeowners' associations, including the full list of exceptions.

These are common requests, not requirements of Florida law. Your association's documents and contracts decide which apply and at what limits:

• General liability, with the association named as an additional insured and as certificate holder, at the limit the board, its insurer or the management agreement sets.
• Workers' compensation for a vendor with employees, or proof that the owner holds a state exemption.
• Auto liability for vendors who drive onto the property, such as landscapers, pool service and towing.
• An umbrella policy for higher-risk work such as roofing and tree removal.
• A current state license for licensed trades, and a W-9 before the first payment.

Three state lookups help check the second and fifth items. Florida's Division of Workers' Compensation says construction employers with one or more employees, and most other employers with four or more, must carry coverage, and that some business owners may hold an exemption for themselves (coverage requirements (opens in a new tab)). It publishes a proof of coverage lookup (opens in a new tab) and an exemption lookup (opens in a new tab). The Department of Business and Professional Regulation publishes a license search (opens in a new tab) by name or license number.

For condominiums, section 718.111(12) (opens in a new tab) lists the official records. They include the association's current insurance policies, a current copy of any management agreement, lease or other contract the association is a party to, and, among the accounting records, all contracts for work to be performed. Bids for work, materials, equipment or services must be kept for at least 1 year after they are received, and most other official records for at least 7 years. The association must make records available within 10 working days of an owner's written request.

For homeowners' associations, section 720.303(4) (opens in a new tab) keeps official records for at least 7 years, including a current copy of every contract the association is a party to and its insurance policies. Bids for work are official records kept for 1 year. Under section 720.303(5) (opens in a new tab), records must be made available within 10 business days of a written request.

Some of these records now have to be online:

• A condominium association with 25 or more units, other than a timeshare condominium, must post specified records on a website or an app, including a list of its executory contracts and summaries of bids over $500, kept for a year. Before January 1, 2026, the threshold was 150 units.
• A homeowners' association with 100 or more parcels has had to post specified records on a website or an app since January 1, 2025, including a list of its current executory contracts and of the bids it received in the past year.

Neither list of official records names vendor certificates of insurance. Keeping each vendor's current certificate beside the contract it relates to means one file answers the board when someone asks whether that vendor was insured.

Florida has rewritten much of its condominium law since 2022. The parts that reach a vendor file:

• 2022, SB 4-D (chapter 2022-269) created milestone inspections. Today a condominium or cooperative building three habitable stories or taller needs one by December 31 of the year it turns 30, or 25 where the local enforcement agency requires it, and every 10 years after. A condominium association also needs a structural integrity reserve study for each such building at least every 10 years.
• 2024, HB 1021 (chapter 2024-244, effective July 1, 2024): every director of a residential condominium association completes a 4-hour education course, within 90 days of election unless taken in the year before, and 1 hour of continuing education each year; invoices and receipts became accounting records; knowingly destroying required accounting records with intent to harm the association or its members became a first-degree misdemeanor, and refusing to release records to hide a crime became a third-degree felony; and the website requirement moved from 150 units to 25 on January 1, 2026.
• 2024, HB 1203 (chapter 2024-221, effective July 1, 2024): homeowners' associations with 100 or more parcels post specified records on a website or an app by January 1, 2025.
• 2025, HB 913 (chapter 2025-175): among other changes, a design professional or licensed contractor bidding on work a milestone inspection recommended must disclose in writing any interest in the firm that did the inspection.

None of these laws sets insurance for vendors. They matter to vendor paperwork because inspections and the repairs they find bring engineers and contractors onto the property, more of the association's records are in front of owners, and directors are now trained on their duties. When a board asks whether the contractor on the roof was insured, the answer should already be on file.

Sources: SB 4-D (2022) (opens in a new tab), HB 1021 (2024) (opens in a new tab), HB 1203 (2024) (opens in a new tab) and HB 913 (2025) (opens in a new tab) on the Florida Senate's site, and the current text of section 553.899 (opens in a new tab) (milestone inspections) and section 718.112(2) (opens in a new tab) (reserve studies and director education).

For each vendor, a manager who can produce these has the answer ready:

• The signed contract, and the bids that came with it.
• The current certificate of insurance, showing the association as additional insured and certificate holder, with its expiry date noted.
• A workers' compensation certificate, or a printout of the owner's exemption from the state's lookup.
• A printout of the license lookup for a licensed trade, dated the day you checked.
• A W-9.

VendrVault keeps that file for every vendor and every association you manage. Vendors upload from a link without an account, AI reads each certificate's dates and limits, reminders chase renewals before they lapse, and on Growth each association gets a printable report for its board. Read how it works for association managers, or ask for a free board report for one association.

Primary sources, as checked on October 27, 2026:

• Chapter 718, Florida Statutes: condominiums (opens in a new tab)
• Chapter 720, Florida Statutes: homeowners' associations (opens in a new tab)
• Section 718.111: the association, including official records (subsection 12) (opens in a new tab)
• Section 718.112: bylaws, including director education and reserve studies (opens in a new tab)
• Section 718.3026: condominium contracts for products and services (opens in a new tab)
• Section 720.303: HOA association powers, meetings and official records (opens in a new tab)
• Section 720.3055: HOA contracts for products and services (opens in a new tab)
• Section 553.899: mandatory structural inspections (opens in a new tab)
• Florida Senate: SB 4-D (2022), Building Safety (opens in a new tab)
• Florida Senate: HB 1021 (2024), Community Associations (opens in a new tab)
• Florida Senate: HB 1203 (2024), Homeowners' Associations (opens in a new tab)
• Florida Senate: HB 913 (2025), Condominium and Cooperative Associations (opens in a new tab)
• Florida Division of Workers' Compensation: coverage requirements (opens in a new tab)
• Florida Department of Business and Professional Regulation: license search (opens in a new tab)