How long does HOA re-roof approval take in Florida, and what statutes apply?
Statutory maximum (F.S. 718 — condominiums): 60 days for complete applications. Emergency fast-track (F.S. 718.1265): 45 days for hurricane/wind damage. HOAs under F.S. 720: 60 days (mirrors 718) unless governing documents shorten.
What's "complete" mean here
An HOA architectural-review committee cannot reject a complete application on taste alone — they must identify which governing document provision (e.g., shingle color, underlayment spec, drip-edge metal profile) is at issue. Rejections missing the citation reset the clock when the next submit comes in. Back-of-envelope: build 2-4 weeks of cushion into the contractor's promise date.
Hurricane-emergency fast path
F.S. 718.1265 (post-Irma amendment) allows an expedited 45-day window for re-roofing that is demonstrably emergency-repair, not cosmetic replacement. Required proof:
Timestamped pre-replacement photos of damage.
Contractor attestation citing the cause (wind, hail, falling tree).
Cross-reference to insurance claim if available.
Outside an actual emergency, the 60-day timeline applies even if the homeowner wants to "start next week" — most HOA approval-via-45-day-emergency claims fail because the documentation is weak. Honest contractors will tell a homeowner up front whether their situation qualifies.
What HOAs can't do
Require a specific brand or supplier beyond what's in the governing documents.
Reject entirely if a non-specified FBC-compliant product meets the structural performance metrics in the governing docs.
Demand a payment in exchange for approval (a few HOAs historically tried this; F.S. 718.113(7) is the explicit bar).