What does this tool check in my governing documents?

The analyzer scans your uploaded CC&Rs, declaration, or bylaws for clauses that Florida statute or federal regulation may have already rendered unenforceable. Common examples include language that restricts solar panels (preempted by F.S. §163.04), prohibits satellite dishes under 1 meter (preempted by the FCC OTARD rule), or bans display of the U.S. or Florida flag (preempted by F.S. §720.304). A free account unlocks the full 13-check scan, which also covers required provisions your documents may be missing under Florida Chapters 718 and 720.

Is this tool a substitute for legal review?

No. This is a pattern-based statutory screening tool, not legal advice. It looks for known problem clauses using text matching against Florida statutes — it does not replace a comprehensive legal review by a Florida community-association attorney. Think of it as a first-pass diagnostic that tells you where to look, not a definitive legal opinion. Always consult qualified counsel before taking action based on these results.

Who can see my uploaded document?

Your document is private. It is stored securely and associated only with your anonymous session during the analysis. No one else can view it. If you create a free account and save your analysis, the document moves to your association's private record room, visible only to board members and managers you authorize.

What file types are supported?

PDF (text-selectable, not image scans), Microsoft Word (.docx), and plain text (.txt) files up to 50 MB. Scanned image PDFs that contain no selectable text are not currently supported — try the .docx version of the document if you have it. Image OCR support is on the roadmap.

What does 'preempted by Florida statute' mean for my HOA?

A preempted clause is one that a higher law has already overridden. If your CC&Rs say 'no solar panels allowed,' but Florida §163.04 says associations cannot prohibit solar panels, the statute wins. The clause in your governing documents is unenforceable even though it still appears in writing. Boards that attempt to enforce preempted restrictions risk violations, attorney fees, and civil penalties. The practical fix is a formal amendment to remove or update the language — or at minimum a board resolution acknowledging the restriction is no longer enforced.

How often should a Florida HOA review its governing documents?

Legal professionals generally recommend a thorough governing document review every five to seven years, or sooner after significant statutory changes. Florida's legislature has been active — SB 4-D (2022), SB 154 (2023), and subsequent sessions have changed reserve requirements, inspection obligations, board procedures, and homeowner rights materially. Documents drafted before 2020 may contain dozens of clauses that no longer reflect current law. A formal restatement or comprehensive amendment is often more practical than patching an aging declaration clause by clause.

What happens to my document after the analysis?

Your document is held in a private session for seven days. During that window you can create a free Common Elements account to save the full analysis results and the document to your association's record room. If you do not claim the analysis within seven days, both the document and the session are deleted automatically. We do not share uploaded governing documents with any third party.

Document analyzer · Florida §718 / §720 / §163.04

Governing Document Analyzer

Upload your Florida HOA or condo CC&Rs, declaration, or bylaws to check for clauses that Florida statute or federal law may have already overridden. Free preemption scan — no account required.

Statute citations reviewed by the Common Elements editorial team, which includes a Florida-licensed community association manager (LCAM) and insurance broker · Florida Licensed Community Association Manager, 2-20 & 6-20.

Drop your CC&Rs, declaration, or bylaws here

PDF, Word (.docx), or plain text — up to 50 MB

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Your document is analyzed privately and associated with your session only. We store it so you can save your full analysis — no one else can see it.

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Governing document FAQ

What does this tool check in my governing documents?: The analyzer scans your uploaded CC&Rs, declaration, or bylaws for clauses that Florida statute or federal regulation may have already rendered unenforceable. Common examples include language that restricts solar panels (preempted by F.S. §163.04), prohibits satellite dishes under 1 meter (preempted by the FCC OTARD rule), or bans display of the U.S. or Florida flag (preempted by F.S. §720.304). A free account unlocks the full 13-check scan, which also covers required provisions your documents may be missing under Florida Chapters 718 and 720.
Is this tool a substitute for legal review?: No. This is a pattern-based statutory screening tool, not legal advice. It looks for known problem clauses using text matching against Florida statutes — it does not replace a comprehensive legal review by a Florida community-association attorney. Think of it as a first-pass diagnostic that tells you where to look, not a definitive legal opinion. Always consult qualified counsel before taking action based on these results.
Who can see my uploaded document?: Your document is private. It is stored securely and associated only with your anonymous session during the analysis. No one else can view it. If you create a free account and save your analysis, the document moves to your association's private record room, visible only to board members and managers you authorize.
What file types are supported?: PDF (text-selectable, not image scans), Microsoft Word (.docx), and plain text (.txt) files up to 50 MB. Scanned image PDFs that contain no selectable text are not currently supported — try the .docx version of the document if you have it. Image OCR support is on the roadmap.
What does 'preempted by Florida statute' mean for my HOA?: A preempted clause is one that a higher law has already overridden. If your CC&Rs say 'no solar panels allowed,' but Florida §163.04 says associations cannot prohibit solar panels, the statute wins. The clause in your governing documents is unenforceable even though it still appears in writing. Boards that attempt to enforce preempted restrictions risk violations, attorney fees, and civil penalties. The practical fix is a formal amendment to remove or update the language — or at minimum a board resolution acknowledging the restriction is no longer enforced.
How often should a Florida HOA review its governing documents?: Legal professionals generally recommend a thorough governing document review every five to seven years, or sooner after significant statutory changes. Florida's legislature has been active — SB 4-D (2022), SB 154 (2023), and subsequent sessions have changed reserve requirements, inspection obligations, board procedures, and homeowner rights materially. Documents drafted before 2020 may contain dozens of clauses that no longer reflect current law. A formal restatement or comprehensive amendment is often more practical than patching an aging declaration clause by clause.
What happens to my document after the analysis?: Your document is held in a private session for seven days. During that window you can create a free Common Elements account to save the full analysis results and the document to your association's record room. If you do not claim the analysis within seven days, both the document and the session are deleted automatically. We do not share uploaded governing documents with any third party.

This tool is for educational purposes and is not legal advice. Pattern-based scanning identifies potential issues only — consult a Florida community-association attorney for a definitive legal opinion.

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