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Letters & Notices

ARC Workflow

ARC submission → committee deliberation → decision — with the 30-day deemed-approved clock tracked automatically per F.S. § 720.3035

Every HOA governed by Florida's Homeowners Association Act is subject to F.S. § 720.3035, which governs architectural review standards and covenants. When an owner wants to make an exterior modification — a fence, paint color change, addition, pool, or any alteration governed by the association's architectural standards — they must submit an application to the Architectural Review Committee (ARC).

The statute contains a strict deadline: the ARC must approve or deny the application within 30 days of receipt. If the ARC fails to act within 30 days, the modification is deemed approved by operation of law. That deemed-approved outcome is irrevocable — the association cannot later demand the owner remove the improvement. Boards and managers who miss this deadline create an enforceable approval they never intended to grant.

The Common Elements ARC Workflow manages the full cycle: owners submit requests through a structured form, committee members deliberate and record their votes in-app, and the 30-day statutory clock is tracked with urgency indicators for requests approaching or past the deadline. Boards can record approvals with conditions, denials with rationale, or formally mark a request deemed approved when the statutory window has elapsed. Sign in to manage your association's ARC requests.

ARC Workflow

Sign in to manage architectural review requests for your association — submission portal, committee deliberation, and auto-tracked 30-day deemed-approved clock under F.S. § 720.3035.

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Statutes referenced

For reference only. Not legal advice. Confirm current statute text with counsel or via our statute reference library.

Frequently asked questions

What happens if the ARC doesn't respond to an owner's request within 30 days in Florida?
Under F.S. § 720.3035(2), if the ARC fails to approve or deny a complete application within 30 days of receipt, the improvement is deemed approved by operation of law. This is not a technicality — it is a substantive statutory right. The association cannot later require the owner to remove or modify an improvement that was deemed approved by the ARC's inaction. Boards and managers must track ARC deadlines rigorously. Common Elements displays a countdown for every pending request and flags requests that have passed the 30-day window.
What types of modifications require ARC approval in Florida HOAs?
Any modification governed by the association's Declaration, Architectural Standards, or Design Guidelines requires ARC approval before construction begins. Common categories include: fences and walls, paint color changes, additions (screened enclosures, sunrooms, garages), pools and spas, driveways and walkways, generators, solar panels and satellite dishes, landscaping changes, exterior lighting, and structural modifications. The governing documents define the exact scope — some associations require approval for any change to the lot or unit exterior. F.S. § 720.3035(1) requires that ARC criteria be objective and uniformly applied.
What rights does an owner have if the ARC denies their request?
Under F.S. § 720.3035(3), an owner who is denied by the ARC has the right to appeal the denial to the board of directors. The board may affirm, reverse, or modify the ARC decision. Some governing documents provide additional appeal rights or require the ARC to provide written reasons for a denial. An owner who believes the ARC criteria are being applied arbitrarily or non-uniformly may have a claim under § 720.3035(1), which requires objective and uniform application of standards. If the denial is upheld, the owner may seek dispute resolution through the Florida Division of Condominiums, Timeshares, and Mobile Homes or pursue litigation.
Can the ARC approve a request with conditions?
Yes. The ARC may approve a modification request subject to reasonable conditions. Common conditions include: requiring specific materials (cedar fencing, specific paint colors matching community standards), dimensional limitations, completion deadlines, landscape screening requirements, or contractor qualification requirements. Conditions must be consistent with the governing documents and must be objectively reasonable — an owner who complies with all conditions is entitled to proceed. Conditions should be stated clearly in the approval letter and recorded on the ARC file. Common Elements captures conditions on each approval record and includes them in the decision letter.