What is the order of the delinquency-to-lien collection path in Florida?

The path runs: a written demand for the delinquent assessment plus lawful late fee, interest, and collection costs; then a notice of intent to record a claim of lien, given at least 45 days in advance; then recording the claim of lien; then a notice of intent to foreclose, given a further 45 days in advance; then a foreclosure action. The notice timing is in F.S. § 720.3085(4)-(5) for HOAs, F.S. § 718.116(6)(b) and § 718.121(4) for condos, and F.S. § 719.108 for co-ops.

How long is the pre-lien and pre-foreclosure notice period?

Each notice carries a 45-day window. The association must give at least 45 days' written notice of its intent to record a claim of lien before recording, and a further 45 days' written notice of its intent to foreclose before filing a foreclosure action. The notices must be sent to the owner's designated address in the association's official records.

In what order is a partial payment applied?

By statute, any payment the association receives is applied first to accrued interest, then to the administrative late fee, then to costs and reasonable attorney fees incurred in collection, and then to the delinquent assessment. The order is the same in all three chapters: F.S. § 718.116(3) (condo), § 720.3085(3)(b) (HOA), and § 719.108(3)(a) (co-op). This generator lays the balance out in that order.

Can an HOA put a lien on my home for an unpaid fine?

There is an important distinction between assessments and fines. Unpaid assessments may become a lien once the statutory notice path is followed. A fine is different: for an HOA, a fine of less than $1,000 may not become a lien (F.S. § 720.305(2)), and for a condominium or co-op a fine may never become a lien (F.S. § 718.303(3); § 719.303(3)). This tool is for delinquent assessments, not fines.

What is the maximum late fee and interest a Florida association can charge?

If the governing documents allow it, the association may charge an administrative late fee of up to the greater of $25 or 5% of each delinquent installment, and interest at the rate in the declaration (or 18% per year if none is stated). For HOAs, compound interest may not accrue. The caps are in F.S. § 718.116(3) (condo), § 720.3085(3) (HOA), and § 719.108(3)(a) (co-op).

Tool · F.S. §718.116, §720.3085 & §719.108

Demand Letter & Lien Notice Generator

Generate a demand for payment, a notice of intent to record a claim of lien, or a notice of intent to foreclose for delinquent Florida HOA, condo, or co-op assessments. The tool applies payments in the statutory order and cites the 45-day pre-lien and pre-foreclosure notice timing.

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.

Notice type

Association

Association name *

Association type

Late-fee cap: F.S. § 720.3085(3)(a). Default interest 18% per year: F.S. § 720.3085(3). Application of payments: F.S. § 720.3085(3)(b).

Owner / unit

Owner name *

Unit / lot number *

Amounts owed

Delinquent assessments ($) *

Late fee ($)

Interest ($)

Costs and attorney fees ($)

Payments received are applied in the statutory order: interest, then the administrative late fee, then costs and attorney fees, then the delinquent assessment (F.S. § 720.3085(3)(b)). The administrative late fee may not exceed the greater of $25.00 or 5% of each delinquent installment (F.S. § 720.3085(3)(a)). For HOAs, compound interest may not accrue.

Dates

First delinquency date (optional)

Notice date

Collection path and next steps

Demand for payment (this notice)
The association demands the delinquent assessment plus any lawful late fee, interest, and collection costs. Payments received are applied in the statutory order before the principal. F.S. § 720.3085(3)(a)
Notice of intent to record a claim of lien
Before recording a claim of lien, the association must give the owner at least 45 days' written notice of its intent to record, sent to the owner's designated address in the official records. Earliest next action: August 5, 2026. F.S. § 720.3085(4)
Recording the claim of lien
After the notice period runs and the balance remains unpaid, the association may record a claim of lien against the parcel or unit. F.S. § 720.3085(4)
Notice of intent to foreclose
Before filing a foreclosure action, the association must give the owner a further 45 days' written notice of its intent to foreclose the recorded lien. Earliest next action: August 5, 2026. F.S. § 720.3085(5)

Unpaid assessments may become a lien once the statutory notice path is followed. A fine is different: for an HOA a fine of less than $1,000.00 may not become a lien, and for a condominium or co-op a fine may never become a lien. This tool is for delinquent assessments, not fines.

Fill in the association name, owner name, unit, and a delinquent-assessment amount to continue.

Collecting delinquent assessments? Find community-association counsel

Draft the demand and notice with this free tool, then find an attorney who handles Florida association collections, lien recording, and foreclosure on Common Elements Legal. Browse by practice area and county.

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Florida HOA demand letter and lien FAQ

What is the order of the delinquency-to-lien collection path in Florida?: The path runs: a written demand for the delinquent assessment plus lawful late fee, interest, and collection costs; then a notice of intent to record a claim of lien, given at least 45 days in advance; then recording the claim of lien; then a notice of intent to foreclose, given a further 45 days in advance; then a foreclosure action. The notice timing is in F.S. § 720.3085(4)-(5) for HOAs, F.S. § 718.116(6)(b) and § 718.121(4) for condos, and F.S. § 719.108 for co-ops.
How long is the pre-lien and pre-foreclosure notice period?: Each notice carries a 45-day window. The association must give at least 45 days' written notice of its intent to record a claim of lien before recording, and a further 45 days' written notice of its intent to foreclose before filing a foreclosure action. The notices must be sent to the owner's designated address in the association's official records.
In what order is a partial payment applied?: By statute, any payment the association receives is applied first to accrued interest, then to the administrative late fee, then to costs and reasonable attorney fees incurred in collection, and then to the delinquent assessment. The order is the same in all three chapters: F.S. § 718.116(3) (condo), § 720.3085(3)(b) (HOA), and § 719.108(3)(a) (co-op). This generator lays the balance out in that order.
Can an HOA put a lien on my home for an unpaid fine?: There is an important distinction between assessments and fines. Unpaid assessments may become a lien once the statutory notice path is followed. A fine is different: for an HOA, a fine of less than $1,000 may not become a lien (F.S. § 720.305(2)), and for a condominium or co-op a fine may never become a lien (F.S. § 718.303(3); § 719.303(3)). This tool is for delinquent assessments, not fines.
What is the maximum late fee and interest a Florida association can charge?: If the governing documents allow it, the association may charge an administrative late fee of up to the greater of $25 or 5% of each delinquent installment, and interest at the rate in the declaration (or 18% per year if none is stated). For HOAs, compound interest may not accrue. The caps are in F.S. § 718.116(3) (condo), § 720.3085(3) (HOA), and § 719.108(3)(a) (co-op).

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